Find a Lender-Approved Local Conveyancer in Paddock Wood

Ready to buy a new home? Find a law firm approved by your lender.

Follow your intuition—you will have a better house move where you instruct a local solicitor in Paddock Wood

Top 5 reasons to let us help you find a high street conveyancing solicitor in Paddock Wood

  • 1 No matter what any other solicitors may claim it just might be important to visit your solicitor to execute legal papers. Too many 3rd parties are already engaged in a homemove without needing to include Royal Mail into the pot.
  • 2 There is a strong possibility the other side’s solicitors have offices in Paddock Wood - if so sets of solicitors will be on good working terms
  • 3 Using a a family Solicitor generally means that you will receive a more personalised service. Online forums bear testimony to the idea that in selecting a an online conveyancing factory, your transaction is dealt with by a team of people who check what is happening on the file by determining whether the ‘computers says no’.
  • 4 Cut price packages from online conveyancers might seem attractive. However, these companies are often located hundreds of miles away with limited understanding of the factors that affect property transactions in Paddock Wood
  • 5 Paddock Wood conveyancers have a crucial advantage when it comes to Paddock Wood conveyancing as they have important local knowledge of local authority requirements, planning policies and other matters that will affect your home move

Examples of recent conveyancing in Paddock Wood since April 2024*

Recently asked questions about conveyancing in Paddock Wood

I am selling my home in Paddock Wood and the EA has just e-mailed to advise that the purchasers are swapping law firm. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. Why would a leading lender only engage with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Paddock Wood ?

UK lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.

Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.

I require conveyancing for an apartment in a relatively new development (seven years built) in Paddock Wood. Almost all the flats are already disposed of. Is it really necessary to order conveyancing searches as part of conveyancing in Paddock Wood?

You would be opening yourself up to an unnecessary risk in not carrying out Paddock Wood conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in no uncertain terms that you have them. Where speed and cost are top of your issues you should consider with your lawyer about the options such as lack of search insurance available to you

Should my lawyer be raising enquiries about flooding as part of the conveyancing in Paddock Wood.

The risk of flooding is if increasing concern for lawyers dealing with homes in Paddock Wood. Some people will purchase a house in Paddock Wood, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to impart advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Paddock Wood. The standard completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to discover whether the property has ever been flooded. If the property has been flooded in past which is not revealed by the owner, then a purchaser may issue a legal claim for losses stemming from an misleading response. The buyer’s conveyancers will also order an environmental search. This will disclose if there is any known flood risk. If so, further inquiries should be carried out.

Me and my brother own a 4 bedroom Georgian house in Paddock Wood. Conveyancing lawyer acted for me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?

You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Paddock Wood and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing solicitor who conducted the work.

Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Paddock Wood is where the house is located. Is there any guidance you can impart?

Flying freeholds in Paddock Wood 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 Paddock Wood you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Paddock Wood 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 residence.

Last January I purchased a leasehold property in Paddock Wood. Am I liable to pay service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Paddock Wood Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

    Make sure you investigate if the the lease includes any onerous restrictions in the lease. By way of example it is reasonably common in Paddock Wood leases that pets are not permitted in in a block in Paddock Wood. If you love the flatin Paddock Wood yet your cat is not allowed to live with you then you will be presented with a hard determination. Does this lease have in excess of 85 years remaining?

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Commercial Conveyancing solicitors in Paddock Wood regulated by the SRA

The firms listed below are a non-comprehensive list of solicitors in Paddock Wood with expertise in commercial conveyancing in Paddock Wood. This will likely include advice on granting a lease to a commercial tenant
  • Burtons Solicitors Limited, Tyled House, 23a High Street, Pembury, Tunbridge Wells, Kent, TN2 4PH
  • Bailey & Cogger, 139 High Street, Tonbridge, Kent, TN9 1DG
  • Warners Law Llp, Bank House, Bank Street, Tonbridge, Kent, TN9 1BL
  • Cripps Llp, Wallside House, 12 Mount Ephraim Road, Tunbridge Wells, Kent, TN1 1EG
  • Cripps Trust Corporation Limited, Wallside House, 12 Mount Ephraim Road, Tunbridge Wells, Kent, TN1 1EG

Planning law solicitors in Paddock Wood regulated by the Solicitors Regulation Authority

The list below is a non-comprehensive list of solicitors in Paddock Wood specialising in planning law. The solicitors can give expert legal advice on all aspects of planning, including development on contaminated land
  • Warners Law Llp, Bank House, Bank Street, Tonbridge, Kent, TN9 1BL
  • Cripps Llp, Wallside House, 12 Mount Ephraim Road, Tunbridge Wells, Kent, TN1 1EG

Typically, Paddock Wood conveyancing for a purchase has some of the following tasks

  • Taking instructions from parties involved
  • Examining the title to the premises
  • Conducting Paddock Wood searches for the property
  • Considering the draft contract and other papers received from the vendor’s conveyancing practitioner
  • Raising enquiries with the seller’s conveyancing practitioner
  • Negotiating the purchase agreement
  • Going through replies provided by the seller to pre-exchange enquiries
  • Agreeing the wording for a Transfer Deed for completion
  • Advising the buyer in respect of the mortgage offer: (if appropriate)
  • Drafting and sending the buyer a report on title (that is; reporting to the buyer on the contents of the contract pack, preliminary enquiries and the result of the searches)
  • Carrying out the key stage of exchanging contracts and then completion of the purchase
  • Completing and submitting to HM Revenue and Customs the appropriate stamp duty forms and payment
  • Dealing with the registration formalities for the new ownership and the mortgage (where appropriate) at the HM Land Registry.

*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.