We are planning to acquire a flat and require a conveyancing solicitor in Westgate on Sea who is on the Kent Reliance approved panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Westgate on Sea.

My uncle passed away 10 months ago and as sole heir and executor I was left the house in Westgate on Sea. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Clydesdale, pay off the mortgage. Is this possible?

Given you intend to refinance then Clydesdale will require that you use a conveyancer on the Clydesdale conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Clydesdale conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Clydesdale mortgage is registered as a charge at the Land Registry.

If you had a top tip for selecting a conveyancing solicitor in Westgate on Sea what would it be?

We would encourage you not to go for the cheapest Westgate on Sea conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

When it comes to lenders such as Aldermore, do Westgate on Sea property lawyers incur a yearly amount to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

We previously appointed conveyancing lawyers based in Westgate on Sea on the Santander solicitor approved list. They are now charging me a supplemental amount for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee set by Santander?

Provided it is contained in their Terms and Conditions or Quote then yes your conveyancing practitioner may levy a fee for this. The fee is not dictated by Santander but by your Westgate on Sea lawyer. Some firms on the Santander panel will quote an ‘acting for lender’ fee and others do not.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Westgate on Sea is the location of the property. Can you shed any light on this issue?

Flying freeholds in Westgate on Sea are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Westgate on Sea you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Westgate on Sea may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

I am attracted to a two apartments in Westgate on Sea which have in the region of forty five years remaining on the lease term. Will this present a problem?

A lease is a right to use the property for a prescribed time frame. As the lease gets shorter the saleability of the lease reduces and it becomes more expensive to extend the lease. For this reason it is advisable to extend the lease term. Sometimes it is difficult to sell a property with a short lease as mortgage companies may be reluctant to lend money on such properties. Lease extension can be a protracted process. We recommend you get professional help from a solicitor and surveyor with experience in this arena.

Westgate on Sea Leasehold Conveyancing - Sample of Queries before Purchasing

How is the lease structured? Are there any major works in the near future that will add a premium to the maintenance fees? How many of the leaseholders are in arrears for their maintenance charge payments?