Please help. My Sandgate lawyer is informing me me that she is duty bound toconduct Sandgate conveyancing searches asthe firm are on the Virgin Moneyapproved lawyer panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Sandgate conveyancing searches.

As I am unsure how the conveyancing process works what is the most important advice you can give me about purchase conveyancing in Sandgate?

You may not hear this from too many lawyers but conveyancing in Sandgate and elsewhere in Kent is often a confrontational experience. Put another way, when it comes to conveyancing there exists plenty of room for friction between you and others involved in the house moving process. For instance, the vendor, selling agent and on occasion your mortgage company. Choosing a lawyer for your conveyancing in Sandgate an important selection as your conveyancer is your adviser, and is the ONLY person in the legal process whose responsibility is to act in your legal interests and to keep you safe.

Sometimes a third party with a vested interest may try and convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be assisting by claiming that your solicitor is slow. Or your mortgage broker may advise you to do something that is contrary to your conveyancers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial site in Sandgate?

Its becoming the norm that commercial conveyancing solicitors in Sandgate will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Sandgate. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Sandgate.

For every commercial conveyancing transaction in Sandgate it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Sandgate commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Sandgate.

My husband and I are new to the buying process - had an offer accepted, yet the agent has warned us that the seller will only move forward if we use their preferred lawyers as they want a ‘quick sale’. We would rather use a high street conveyancer with experience of conveyancing in Sandgate

It is unlikely the vendors are behind this. If they desire ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you will continue to instruct your preferred Sandgate conveyancing solicitors - as opposed tothe ones that will give the estate agent a introducer fee or achieve conveyancing figures pre-set by senior management.

Are the Sandgate conveyancing lawyers identified as being on the lender conveyancing panel, together with their details provided by the bank?

Sandgate firms and firms carrying out conveyancing in Sandgate themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the mortgage company directly.