I am in the process of selling my maisonette in Tonbridge and the EA has just text me to advise that the purchasers are appointing a new conveyancer. I am told that this is due to the fact that the lender will only engage with property lawyers on their conveyancing panel. Why would a big named lender only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Tonbridge ?
UK lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
A friend informed me that in buying a property in Tonbridge there could be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of anumerous of properties in Tonbridge which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Tonbridge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are aiming to move home in October. Does my conveyancing solicitor update the removal company on the day of completion. As an aside, can you recommend a removal company in Tonbridge. Conveyancing lawyer was found prior to coming across your site.
On the day of completion you will need to pick up the house keys from the selling agent however this can only occur once the sellers solicitors confirm to the agent that the monies to complete are in and the keys can be collected. You can inform the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can assist you in choosing a conveyancing in Tonbridge or a firm that specialises in conveyancing in Tonbridge.
I have a mortgage with Co-operative for my property in Tonbridge. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?
You must advise Co-operative before renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies 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 Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel solicitor.
I need some fast conveyancing in Tonbridge as I am under pressure to sign on the dotted line within one month. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?
As you are are a cash purchaser you are at free not to have searches conducted although no conveyancer would suggest that you don't. With plenty of history conveyancing in Tonbridge the following are examples of issues that can arise and adversely impact future saleability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...
I have todaybecome aware that Wolstenholmes have been shut down. They conducted my conveyancing in Tonbridge for a purchase of a freehold house 18 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tonbridge conveyancing specialists.
Do I need to be concerned about estate agents that I am dealing with are suggesting a factory type conveyancing firm as opposed to a local Tonbridge conveyancing practice?
As with many professional services, often recommendations from family and friends can be most helpful. But there are lots of parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all put forward lawyers to use. Sometimes these solicitors might be known to one of the organisations as experts in their field, but sometimes there is an underlying commercial relationship behind the recommendation. You have the right to choose your own lawyer. Don't forget that many mortgage providers operate an approved list of conveyancers you have to use for the lender related work in your home move.
What can I do to establish who owns a house in Tonbridge?
On the basis that the property is recorded at HMLR, and you have the information of the address of the premises, you should be able to see results from the HM Land Registry of the registered proprietor for a a minimal charge.