We are soon to exchange on the purchase of a property in Royal Tunbridge Wells but as a result of damage from some water damage at the property I have managed to agree reparation from the vendor of three thousand pounds taking the form of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process but Skipton will not agree to this. Should they have been informed?
Any property lawyer being on the Skipton approved list is required to disclose to Skipton of any variations to the purchase price. If you prohibit your conveyancing practitioner to report the reduction to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new lawyer for your conveyancing in Royal Tunbridge Wells.
We previously chose conveyancing lawyers with offices in Royal Tunbridge Wells on the UBS solicitor approved list. They are now charging me an additional sum for handling the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer can levy a fee for this. The fee is not dictated by UBS but by your Royal Tunbridge Wells lawyer. Numerous firms on the UBS panel will quote an ‘acting for lender’ fee and others do not.
My fiancee and I are spending time viewing houses in Royal Tunbridge Wells and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Bank of Ireland.
It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are obtaining a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
Bank of Ireland have agreed my home loan in principle, my offer on a apartment in Royal Tunbridge Wells has been agreed to, now what?
The estate agent will want to know who your solicitors are (make sure the property lawyers are on the bank’s approved list). Telephone Bank of Ireland or your broker and finish off any outstanding forms. Bank of Ireland will sellect a valuer who will get in touch with the estate agent or owners to schedule a slot for the valuation to occur. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Bank of Ireland will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Royal Tunbridge Wells.
I note that there are debates on Chancel Insurance on online forums. Do I need this when acquiring a residence in Royal Tunbridge Wells? or I am told that there is a law dating back centuries that means some homeowners residing in a parish church boundary will be compelled to contribute towards maintenance towards the chancel within the church. Is this relevant for conveyancing in Royal Tunbridge Wells?
Unless a prior acquisition of the property completed after 12 October 2013 you could assume that lawyers handling conveyancing in Royal Tunbridge Wells to continue to suggest a chancel search and or chancel repair liability policy.
How does conveyancing in Royal Tunbridge Wells differ for newly converted properties?
Most buyers of new build premises in Royal Tunbridge Wells approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Royal Tunbridge Wells tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Royal Tunbridge Wells or who has acted in the same development.
As co-executor for the will of my grandfather I am disposing of a property in Cardiff but reside in Royal Tunbridge Wells. My conveyancer (who is 235 miles from meneeds me to execute a stat dec prior to completion. Could you suggest a conveyancing solicitor in Royal Tunbridge Wells who can witness this legal document for me?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are based in Royal Tunbridge Wells
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have since found out that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Royal Tunbridge Wells. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?
Most houses in Royal Tunbridge Wells are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. We note that you are buying in Royal Tunbridge Wells in which case you should be shopping around for a Royal Tunbridge Wells conveyancing solicitor and check that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your solicitor will appraise you on the various issues.
I bought a studio flat in Royal Tunbridge Wells, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding properties in Royal Tunbridge Wells with an extended lease are worth £197,000. The ground rent is £55 yearly. The lease ends on 21st October 2080
You have 56 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.