I instructed a local lawyer for our conveyancing in New Romney yesterday. Upon checking the Terms and Conditions it is apparent thatwe are responsible for charges even where the transaction does not complete. Should I go with them or choose an on-line conveyancing brokerage who offer no move no charge conveyancing in New Romney?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the fee levels will generally be higher to cover those cases that do not go ahead. You should be mindful that these deals tend not to protect you from outlay such your New Romney conveyancing search costs.

Will my solicitor be asking questions about flooding as part of the conveyancing in New Romney.

The risk of flooding is if increasing concern for conveyancers dealing with homes in New Romney. There are those who acquire a house in New Romney, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, however there are a number of checks that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in New Romney. The standard information supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to determine if the property has suffered from flooding. If the residence has been flooded in past and is not revealed by the vendor, then a buyer could commence a legal claim for losses resulting from an inaccurate response. The buyer’s conveyancers will also carry out an enviro report. This will indicate if there is a recorded flood risk. If so, additional inquiries will need to be conducted.

I am looking for a leasehold apartment up to £235,500 and identified one close by in New Romney I like with open areas and station nearby, the downside is that it's only got 52 years on the lease. I can't really find anything else in New Romney for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.

Can you provide any advice for leasehold conveyancing in New Romney with the aim of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in New Romney can be reduced where you appoint lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the buyers’ lawyers.
If you have carried out any alterations to the residence would they have required Landlord’s permission? In particular have you installed wooden flooring? New Romney leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord consenting to such changes. Where you dont have the paperwork to hand you should not communicate with the landlord without contacting your conveyancer first. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this via your solicitors. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the lease term is less than 75 years. It is therefore essential at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you hold a share in a the freehold, you should ensure that you hold the original share certificate. Obtaining a new share certificate can be a lengthy formality and slows down many a New Romney home move. Where a duplicate share certificate is required, do contact the company officers or managing agents (if applicable) for this as soon as possible. If you have had any disputes with your freeholder or managing agents it is very important that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over as opposed to ongoing.

New Romney Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing

How much is the ground rent and service charge? It would be sensible to discover as much as you can about the company managing the block as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to day to day issues like the upkeep of the communal areas. Enquire of prospective neighbours whether they are happy with them. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and precisely what you get for your money. Who takes responsibility for maintaining and repairing the building?

I am just shy of a 10% deposit on my flat purchase in New Romney , but I am anxious go ahead. Do I have options?

One option is to try and agree a smaller deposit. Most vendors will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute