I instructed a local firm for our conveyancing in Margate last week. Reviewing the terms of engagement I seewe are on the hook for fees even if the sale aborts. Should I go with them or choose an on-line lawyer advertising no move no charge conveyancing in Margate?

It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be higher to offset those conveyances that do not proceed. Please beware that such deals generally do not protect you from expenditure for example Margate conveyancing search charges.

I am selling my flat in Margate. Will my have to be required to be on the conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.

Is it correct that all Margate CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing list of approved firms?

A selection of lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.

Can I be sure that the Margate conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Margate getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your transaction.

My husband and I have organised a further advance on our mortgage from as we intend to conduct a loft conversion to our property in Margate. Are we obliged to choose a bricks and mortar Margate solicitor on the conveyancing panel to deal with the paperwork?

do not ordinarily instruct firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the panel.

I bought my flat on 9 June and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Margate expressed confidence that it will be formalised inside ten days. Are transfers in Margate particularly slow to register?

As far as conveyancing in Margate registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether it is in order and whether the Land registry must send notices to any interested parties. As of today in the region of three quarters of submission are completed within 12 days but occasionally there can be extensive hold-ups. Historically registration occurs once the buyer is living at the premises therefore 'speed' is not typically primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer should contact the land registry and explain the circumstances.

I'm purchasing my first flat in Margate with a loan from . The sellers would not reduce the amount so I negotiated 6k of additionals instead. The sale representative told me not reveal to my conveyancer about the extras as it will affect my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.