I am acquiring a property without a mortgage in Tunbridge Wells. I have lived for the last 20 years in Tunbridge Wells. Conveyancing searches are a lot of money. Given that I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then the vast majority of the Tunbridge Wells conveyancing searches are at your discretion. Your conveyancer will 'advise', no-doubt strongly, that you should have searches carried out, but she has a professional duty to do this. One thing to consider; if you are intend to dispose of the house in the future, it will be of importance to your future buyer what the searches disclose. Sometimes houses with no practical issues can still reveal adverse search results. A good conveyancing solicitor in Tunbridge Wells should be able to give you some constructive advice here.
How up to date is your database of Tunbridge Wells solicitors on the Aldermore conveyancing panel? Do Aldermore send you an updated list?
Tunbridge Wells conveyancing firms themselves provide us confirmation that they are on the Aldermore conveyancing panel as opposed to being supplied with a list from Aldermore directly.
We are aiming to move home in December. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Tunbridge Wells. Conveyancing firm was found before I stumbled across this website.
On the afternoon of completion you can pick up the house keys from the property agent but this should only happen once the previous owners lawyers inform the agent that they have the completion monies and the keys can be passed over. You can inform the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you choose a residential property solicitor in Tunbridge Wells or a firm with expertise in conveyancing in Tunbridge Wells.
I was told four weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Tunbridge Wells is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Our sealed bid on a detached house in Tunbridge Wells has been agreed to, but there is a chain. The vendors have offered on on an apartment, but it’s not yet tied up, and have viewings of other properties booked. I have chosen a local conveyancing solicitor in Tunbridge Wells. What should be my next step? When should I get the mortgage application with HSBC started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Tunbridge Wells conveyancing search costs, etc). The first course of action is to check that your lawyer is on the HSBC conveyancing panel. As to the next steps this very much dictated by the circumstances of your transaction, motivation for this property and on the state of the market. In a rising market many purchasers will apply for a home loan with HSBC and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to press on with searches.
A colleague advised me that where I am purchasing in Tunbridge Wells I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Tunbridge Wells conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Tunbridge Wells around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Tunbridge Wells Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Tunbridge Wells Education with plans and statistics, Local Amenities and other useful information about Tunbridge Wells.
I decided to have a survey carried out on a house in Tunbridge Wells in advance of instructing solicitors. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some banks may refuse to grant a loan on such a property.
It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Tunbridge Wells. Conveyancing will be smoother if you use a solicitor in Tunbridge Wells especially if they are familiar with such properties in Tunbridge Wells.
My estate agent has recommended their solicitor for my conveyancing in Tunbridge Wells - Surely it’s easier to just instruct them?
This is not necessarily the case and you are entitled to instruct whichever solicitor you prefer for your Tunbridge Wells conveyancing. The property lawyer put forward by a 3rd party adviser may not necessarily be the best conveyancing practitioner, they may put forward their preferred conveyancing firm who are based far away. In this instance you may not have contact with your conveyancer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.