My grandson is in the process of securing a house that has just been built in Royal Tunbridge Wells with a mortgage from Nottingham. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Nottingham conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Nottingham conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
As a novice what is the most important advice you can give me concerning purchase conveyancing in Royal Tunbridge Wells?
You may not hear this from too many lawyers but conveyancing in Royal Tunbridge Wells or throughout Kent is often a confrontational process. In other words, when it comes to conveyancing there exists lots of room for conflict between you and others involved in the transaction. E.g., the seller, property agent and on occasion a mortgage company. Choosing a solicitor for your conveyancing in Royal Tunbridge Wells should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the legal process whose interest is to act in your legal interests and to protect you.
Every so often a potential adversary may try and persuade you that it is in your interests to do things their way. As an example, the estate agent may claim to be assisting by suggesting your solicitor is dragging his heels. Or your mortgage broker may tell you to do take action that is against your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
It has been 3 months since my purchase conveyancing in Royal Tunbridge Wells concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Royal Tunbridge Wells is the location of the property. Can you offer any opinion?
Flying freeholds in Royal Tunbridge Wells are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Royal Tunbridge Wells 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 Royal Tunbridge Wells may decide 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.
I am a sole trader hoping to take an assignment of a lease of a shop on a shopping parade. Can you recommend solicitors offering competitive costs for non-domestic conveyancing in Royal Tunbridge Wells for below 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Royal Tunbridge Wells, including the sale and purchase of businesses as well as simply property. Whether you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we will put you in touch with the right solicitor. As for the charges this will depend on the structure and heads of terms of the deal. Let us have your details or email us so that we may supply you with comprehensive commercial conveyancing quote.
To what extent are Royal Tunbridge Wells conveyancing solicitors duty bound by the Law Society to publish transparent conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Royal Tunbridge Wells or across England and Wales.