AssumingI were to purchase a freehold housein Tenterden for cash and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Tenterden?
The sole reduction in fees you would make on is the Tenterden conveyancing searches. Your conveyancing practitioner still got to do everything else - money laundering, correspond with your vendors lawyer, SDLT submission, register the property etc. A marginal saving might be made by not having to register a charge however it won't be significant.
Can you clarify what the consequences are if my solicitor is removed from the RBS Solicitor panel ahead of completing my conveyancing in Tenterden?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Is there a list of Clydesdale panel solicitors in Tenterden on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lenders make their panel listings visible on the web. If you are in need of a Tenterden conveyancing practitioner on the Clydesdale please use our tool.
We are getting a further advance on our home loan from Principality as we want to carry out renovations to our house in Tenterden. Do we need to appoint a nearby Tenterden solicitor on the Principality conveyancing panel to handle the paperwork?
Principality do not ordinarily require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality conveyancing panel.
I have a mortgage with HSBC for my property in Tenterden. Conveyancing was finalised months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?
You must advise HSBC in advance of letting out your property as this is likely to be a breach of HSBC’s mortgage conditions. It may be that HSBC will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. You need not do this via a HSBC conveyancing panel lawyer.
Various online forums that I have visited warn that are the main cause of obstruction in Tenterden conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to feature in any delay in conveyancing in Tenterden.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Tenterden is the location of the property. Can you offer any opinion?
Flying freeholds in Tenterden are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tenterden you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tenterden may ascertain 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.
My cousin has suggested that I instruct his conveyancers in Tenterden. Should I use them?
No doubt the ideal way to choose a conveyancing practitioner is to get guidance from friends or family who have actually experience in using the solicitor you're considering.