We decided to go with a local solicitor for my conveyancing in Margate last week. Going through the terms of engagement I notewe are on the hook for charges even if the sale doesn't happen. Should I ditch them and instruct an on-line solicitor practice offering no completion no charge conveyancing in Margate?

Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be more expensive to offset the transactions that do not go ahead. You should be mindful that such arrangements generally do not protect you from disbursements e.g. Margate conveyancing search costs.

I am expecting a DIP from this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do recommend any Margate solicitors on the conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Margate solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

I have today made my last payment due on my mortgage with . I assume I don't need a Margate on the panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

Completion of my purchase has taken place for my property in Margate. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Margate. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Margate

Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants.

I have been on the look out for a leasehold apartment up to £305k and identified one close by in Margate I like with amenity areas and transport links nearby, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Margate suitable, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you require a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.

My mum and dad are unable to locate their Margate property on the HM Land Registry site. They have a vague memory 50 years ago when they bought the property there were complications regarding the post code not being identified on some systems.

The vast majority of properties in Margate should appear. Have you attempted a search to simply the postcode. Usually it will disclose all the properties inside the postcode. Where registered it will be there with a title number. Where they bought back in the 60’s it's conceivable it may be not yet registered. The address might still be revealed but with the title number identified as 'na'. In this scenario you will need to track down the original title documentation which may be with your parent’s mortgage company.