I am helping my niece sell her flat in Margate. Will the solicitor commission the energy performance certificate or it is for the owner to see to?

After the demise of HIPs, energy assessments became a compulsory part of moving house. An energy assessment should be to hand in advance of the property being placed on the market. It is not as aspect of the sale process that conveyancers ordinarily organise. If you are using a Margate conveyancing lawyer they may help arrange EPC’s given their contacts with reputable Margate assessors

I'm the sole recipient of my late mum's will and I have everything in my name alone, including the house in Margate. Conveyancing formalities meant that the Land Registry date was in September. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my property ownership could be considered the same way as if I'd bought the property in September. Will no one buy the property for half a year?

The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How sensible a view lenders take of it, depend on the lender as this provision is primarily there to identify the purchase and immediately sell or the wholesaling and assigning of property.

After shopping around on the internet I have found a Margate solicitor having made sure that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?

Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Margate surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

What does a local search inform me concerning the house we're buying in Margate?

Margate conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search is essential in every Margate conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search will provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.

Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who dealt with the conveyancing in Margate 10 years ago are no longer around. Will I be able to sell the house?

You no longer need to hold title official documentation to prove you own the land or property, given that the Land Registry hold details of all registered land or property electronically.

How difficult is it to switch solicitor as I need to retain a firm on the Accord Mortgages Ltd conveyancing list. I was using a family conveyancing solicitor in Margate round the corner but the firm is not accepted by Accord Mortgages Ltd

It would be our pleasure to assist you find a conveyancing solicitor in Margate on the Accord Mortgages Ltd panel. Please note that the law firms that we list do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Margate. Using search facility on this site, you can scrutinise costs for conveyancing solicitors in Margate and beyond.

We had our mortgage agreed in principle on Tuesday with our lender. We have retained a local conveyancer in Margate yesterday. Today, our broker phoned to advise us that the mortgage company said that we cannot use our solicitor as they aren't on their panel. As novices, we did not have a clue that the mortgage company had some control over our choice Is this usual?

You are at liberty to use any property lawyer you wish to choose for your conveyancing in Margate but if your mortgage company aren't happy with them you would have to incur an extra fee so the mortgage company can retain their own solicitors as well to protect their interest. sometimes it is possible your solicitor may apply to get added to the mortgage company list of approved firms. Do make the most of internet tools such as lenderpanel.com to find a conveyancing solcitor in Margate on the bank panel. You can go into your local lender branch in Margate. They will know some good conveyancing solicitors in Margate on the bank panel.