Find a Lender-Approved Local Conveyancer in Sandgate

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Top reasons to let us help you select a local conveyancing solicitor in Sandgate

  • 1 Sandgate solicitor are the key to a successful Sandgate conveyancing experience, keeping the process under control. They are on your side throughout, offering dedicated advice for the duration of your conveyancing
  • 2 Sandgate conveyancers will acquainted with the local Land Registry Office, Local Authority and estate agents
  • 3 Peace of mind comes when you choose the very best, most recommended conveyancing solicitors. Sandgate has a number to select from, but for a truly dependable and dependable service many local people have been use the recommendation of this site.
  • 4 Firms accustomed to conveyancing in Sandgate are familiar with the local issues peculiar to Sandgate and therefore you may benefit from better advice and speedier conveyancing.
  • 5 No matter what any alternative solicitors advise it could be necessary to attend your conveyancer to sign documents. Too many 3rd parties are already engaged in a house sale without having to include the postman into the mix.

Examples of recent conveyancing in Sandgate since March 2022*

Recently asked questions about conveyancing in Sandgate

We decided to go with a local solicitor for my conveyancing in Sandgate yesterday. Going through the small print it is apparent thatI am responsible for fees even if the sale aborts. Should I ditch them and use a web based firm promoting no move no charge conveyancing in Sandgate?

Generally there is a concession along the lines that if "No Sale No Fee" is offered then the fee levels will tend to be be more expensive to counteract the conveyances that do not proceed. You should be mindful that such deals generally do not protect you from disbursements for example Sandgate conveyancing search fees.

Our solicitor has identified a a legal deficiency with the lease for the property we are purchasing in Sandgate. The seller’s lawyers have put forward title insurance as a workaround. We are happy with insurance and will pay for it. Our solicitor says that he must ensure that the mortgage company is happy with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancer will have no choice but to discontinue acting for you.

About to place a bid on a leasehold apartment in Sandgate. The estate agents advise that it is usual for flats in Sandgate to have less than 75 years left on the lease. I am getting a loan with The Mortgage Works. Is this going to be a problem if the lease has 69 years unexpired.

Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 29/6/2022 the requirements read as follows :

Minimum unexpired lease term is 70 years with 30 years remaining at the end of the mortgage term.
Where the unexpired lease term is different to that recorded on the mortgage offer, the following clarifies if we need to be informed:

Second hand property:
- If the unexpired lease term on the offer is 85 years or more - only advise us if the actual lease term is less than 85 years
- if the unexpired lease term on the offer is less than 85 years – advise us if the actual lease term is different than reported
- For equity share applications - advise us if the actual lease term is different than reported on the offer

New build property:
- If the unexpired lease term stated on the offer is 125 years (flat) / 250 years (house) or more - only advise us if the actual lease term is less than 125 years (flat) / 250 years (house)
- For equity share applications - always advise us if the actual lease term is different than reported on the offer

Lease terms such as ground rent and event fees must be reasonable at all times during the term of the lease and adhere to our requirements below. If you’re unsure as to whether the terms of a lease are unreasonable or onerous, please refer the details to us in plain English for Valuer consideration. If the potentially onerous terms are in relation to the ground rent please include the current ground rent figure per annum, how often it will be reviewed and the price structure it will be reviewed against. See the guidance below.

SECOND HAND PROPERTIES

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 70 years
- Less than 30 years remaining at the end of the mortgage term
- Ground Rent greater than 0.5% of the property value
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI
- Ground Rent review period less than or equal to 5 years

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Unexpired lease term is 70 to 85 years
- Ground Rent greater than 0.1% and less than or equal to 0.5% of the property value
- Ground Rent escalation is linked to any indices greater than RPI
- Ground Rent escalation is linked to the value of the building*
- Ground Rent review period is greater than 5 and less than 10 years
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything that appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than 85 years
- Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than or equal to 10 years
- Ground Rent escalation less than or equal to RPI

NEW BUILD PROPERTIES (includes office conversions)

Unacceptable - advise Originations (Will be declined):
- Unexpired lease term less than 125 years on a new build flat or less than 250 years on a new build house
- Starting Ground Rent greater than 0.1% of the property value
- Ground Rent review period less than or equal to 5 years
- Ground Rent doubles less than every 20 years (e.g. doubles every 5, 10 or 15 years) - acceptable if doubles every 20 years or more
- Ground Rent is compounded RPI

Refer to Originations (Valuer will consider any impact on valuation figure and marketability):
- Ground Rent is linked to any indices greater than RPI
- Ground Rent is linked to the value of the building*
- Event clauses exist for normal use e.g. changing the carpet, installing a TV aerial etc
- Estate Rent Charges greater than £500 p/a (please provide details of what the charges cover)
- Service Charges greater than 0.5% of property value p/a (please provide details of what the charges cover)
- Anything else appears onerous, unusual or out of the ordinary

Acceptable (no requirement to advise Originations):
- Unexpired lease term greater than or equal to 125 years on a new build flat or greater than or equal to 250 years on a new build house
- Starting Ground Rent less than or equal to 0.1% of the property value
- Ground Rent review period greater than 5 years
- Ground Rent escalation less than or equal to RPI

* Where the Ground Rent escalation is linked to the value of the building, please provide the following:
- How is the value of the block/unit currently calculated and if the assessment relates to the block(s), how is the Ground Rent calculated/apportioned per property?
- The current valuation and Ground Rent for each unit
- What is the mechanism for future valuations of the block and how is the Ground Rent calculated/apportioned?
- What is the right of appeal? And is this a documented process within the lease?
- Who bears the cost of the valuation (and appeal) process?
- Confirmation the review period is not less than twenty years

I am buying a property and the solicitor has mentioned Chancel Repair for which the property may be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this strictly warranted for conveyancing in Sandgate

Unless a prior purchase of the house took place after 12 October 2013 you could assume that conveyancing practitioners carrying out conveyancing in Sandgate to remain encouraging a chancel search and or chancel repair liability insurance.

I am tempted by the attractive purchase price for a two flats in Sandgate which have about fifty years remaining on the lease term. Should I regard a short lease as a deal breaker?

There are plenty of short leases in Sandgate. The lease is a legal document that entitles you to use the premises for a prescribed time frame. As a lease gets shorter the marketability of the lease deteriorates and it becomes more expensive to extend the lease. This is why it is often a good idea to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease as mortgage companies may be unwilling to lend money on properties of this type. Lease extension can be a protracted process. We advise that you seek professional help from a conveyancer and surveyor with experience in this arena.

Leasehold Conveyancing in Sandgate - A selection of Questions you should ask Prior to buying

    What is the name of the managing agents? The best form of lease structure is a share of the freehold. In this situation the leaseholders benefit from control and although a managing agent is frequently retained if the building is larger than a house conversion, the managing agent retained by the leaseholders.

I am looking for Sandgate conveyancing quotes online. Can I be confident that all the Sandgate practices that are identified on your site are on the bank conveyancing panel?

The law firms listed on our site have assured us via an online form that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a lender or a member of the public that the data about a specific Sandgate conveyancing solicitor being on the lender conveyancing panel is not accurate.

Last updated

Sample of conveyancing solicitors in Sandgate regulated by the SRA

It is important to note that the listed firms do not limit their work for conveyancing in Sandgate but also conveyancing throughout England and Wales.

  • Frederic Hall Solicitors, York House, 32 Cheriton Gardens, Folkestone, Kent, CT20 2UR
  • Worthingtons, 28 Cheriton Gardens, Folkestone, Kent, CT20 2AU
  • Bowers & Jessup Solicitors, Westholme Chambers, 134a Sandgate Road, Folkestone, Kent, CT20 2BW
  • Rootes & Alliott, 27 Cheriton Gardens, Folkestone, Kent, CT20 2AR
  • Henwood Twenty Two Limited, 147 High Street, Hythe, Kent, CT21 5JN

Home buying conveyancing in Sandgate almost always consists of the following:

  • Taking instructions from parties involved
  • Examining the title to the property
  • Undertaking Sandgate property searches for the property
  • Considering the draft sale agreement and other documentation received from the vendor’s solicitor
  • Raising queries with the vendor’s solicitor
  • Agreeing the wording of the purchase agreement
  • Examining replies supplied by the seller to pre-exchange enquiries
  • Negotiating the Transfer document
  • Advising the buyer in respect of the mortgage offer: (if relevant)
  • Drafting and sending the purchaser a report on title (that is; summarising to the purchaser on the contents of the contract pack, pre-contract enquiries and the result of the searches)
  • Carrying out the key stage of exchanging contracts and then preparing for completion
  • Completion of and submitting to HMRC the correct stamp duty forms and payment
  • Dealing with the registration formalities for the purchase and the home loan (where applicable) at the Land Registry.

Typically, Sandgate conveyancing for a sale includes some of the following tasks

  • Solicitor instructed by the owners once the offer has been accepted
  • Collating the documents evidencing the title to the property
  • Drawing up the contract and associated documents
  • Forwarding draft papers to the conveyancing practitioner acting for the purchaser
  • Finalising the wording for contracts and responding to further questions from the purchaser’s conveyancing practitioner
  • Agreeing the transfer deed
  • Replying to requisitions prepared by the buyer’s conveyancing practitioner
  • Proceeding to exchange of contracts and then completion of the sale
  • Accepting the sale proceeds and sending funds to the vendor, the estate agent and repaying the mortgage (if relevant)

Neighboring Locations

Hythe
Sandgate
Folkestone
Maxton

*Source acknowledgement: House price data produced by Land Registry as well data supplied by Lexsure Ltd.

© Crown copyright material is reproduced with the permission of Land Registry under delegated authority from the Controller of HMSO.