There are plenty of conveyancing solicitors in Tonbridge but how do I know who I should use?
It would be unwise to be tempted by the lowest Tonbridge conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am being told by my conveyancer that missing deeds insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Tonbridge?
The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Santander and The Royal Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Tonbridge bank branch on numerous occasions and was told it does not impact the mortgage offer and they will lend. My Tonbridge conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend in accordance with their published requirements. Who do I believe?
As long as the solicitor is on the mortgage company approved list, they must follow the CML Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Are there restrictive covenants that are commonly identified as part of conveyancing in Tonbridge?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Tonbridge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am purchasing my first flat in Tonbridge with a mortgage from TSB. The builders would not reduce the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not inform my lawyer about the side-deal as it may impact my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Tonbridge is the location of the property. Can you offer any guidance?
Flying freeholds in Tonbridge are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tonbridge you must be sure that your lawyer goes 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 Tonbridge 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.
I have been sourcing a conveyancing solicitor in Tonbridge for my house move. Is there any facility to check a firm’s complaints history with the legal regulator?
You can search for published Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator could recorded call for training reasons.
My boyfriend is buying a basement flat in Tonbridge. He was given a quote by the conveyancer recommended by the selling agents totaling £1250 . It was 9 years ago I sold and bought a home and the fee was £440. Have charges really gone up that much?
You should call a few local Tonbridge conveyancing firms seeking prices. It is advisable to base your choice not just on cost, but on promptness and on how comprehensive the response was.