Is it realistic for conveyancing in Winchelsea to be finalised within a month?

First, If you are under time constraints to exchange we would recommend that your conveyancer is familiar with the area as they will make use of local contacts and intelligence. It is even conceivable that they could have transacted otherhomes in the same neighbourhood. Therefore consider using a Winchelsea conveyancing solicitor. In addition, check that the conveyancing firm is on the on the approved list for your mortgage company. It is said that 18% of Winchelsea conveyancing deals are delayed or derailed after finding out that a buyer’s lawyer was not on their mortgage lender’s panel. In many cases this discovery resulted in the conveyancing being frustrated by an average of three weeks. It is believed that this issue affects approximately 100,000 home sales annually. Many Winchelsea conveyancing firms can not represent certain mortgage companies so do check at the outset.

I am buying a detached bungalow in Winchelsea. The intention is to carry out a loft conversion at the house.Will the conveyancing process include enquiries to see if these alterations are prohibited?

Your property lawyer will review the deeds as conveyancing in Winchelsea will sometimes reveal restrictions in the title deeds which prohibit certain alterations or need the permission of a 3rd party. Many works call for local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

I am expecting a DIP from Santander 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 Santander recommend any Winchelsea solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?

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

I have instructed a Winchelsea property lawyer having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Winchelsea postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Winchelsea.

About to purchase a new build flat in Winchelsea. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Winchelsea

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I have been on the look out for a flat up to £305k and identified one round the corner in Winchelsea I like with open areas and transport links nearby, the downside is that it's only got 52 years on the lease. There is not much else in Winchelsea for this price, so just wondered if I would be making a grave error buying a lease with such few years left?

Should you need a mortgage the shortness of the lease may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.

How can the Landlord & Tenant Act 1954 affect my commercial property in Winchelsea and how can you help?

The particular law that you refer to gives protection to business leaseholders, granting the legal entitlement to apply to court for a renewal tenancy and continue in occupation at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Winchelsea