Our lawyer has identified a a legal deficiency with the lease for the apartment we are purchasing in Tonbridge. The other side have offered defective title insurance as a workaround. We are content with insurance and will pay for it. Our lawyer says that he must check that the lender is happy with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender 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 solicitor will have no choice but to discontinue acting for you.
Can I use your services to recommend a Conveyancing solicitor in Tonbridge even where I’m not buying or selling a house, for instance where I want to acquire an office in Tonbridge with a loan from Birmingham Midshires?
Our comparison service is mainly there to select residential conveyancing solicitors in Tonbridge but we have listed at the end of this page a selection of Tonbridge commercial conveyancing firms. You will need to speak with the firm directly to establish if they are also authorised to represent Birmingham Midshires
Will my conveyancing lawyers need to check that the building insurance when buying a house in Tonbridge. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 13/6/2025, the requirements read as follows :
How does conveyancing in Tonbridge differ for new build properties?
Most buyers of new build or newly converted property in Tonbridge come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Tonbridge typically acquire the land, 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 property lawyers 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 Tonbridge or who has acted in the same development.
I am intending to sublet my leasehold flat in Tonbridge. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Some leases for properties in Tonbridge do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I invested in buying a leasehold flat in Tonbridge, conveyancing formalities finalised September 2011. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Tonbridge with a long lease are worth £180,000. The ground rent is £65 per annum. The lease runs out on 21st October 2084
With 59 years remaining on your lease the likely cost is going to range between £20,900 and £24,200 as well as costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
Are you able to set out the scope of conveyancing provided by Tonbridge conveyancing firms?
The majority of Tonbridge conveyancing practices tend to offer a broad array of assistance to residential and rural land owners, vendors, buyers, landlords and leaseholders such as:
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Standard residential sale conveyancing in Tonbridge and elsewhere in the country
Domestic purchase conveyancing in Tonbridge and countrywide
Staircasing (purchasing additional shares in your home) New and replacement mortgages Shared equity purchase (part buying and part renting) Probate conveyancing and court of protection