We are purchasing a flat and need a conveyancing solicitor in Tunbridge Wells who is on the Nationwide approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Tunbridge Wells.
I have been advised by my conveyancer that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Tunbridge Wells?
The right level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Barnsley Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
We had chosen solicitors locally in Tunbridge Wells on the UBS solicitor panel. They are now charging me an additional charge for dealing with the UBS mortgage. Is this an additional conveyancing fee specified by UBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer may charge a fee for this. This charge is not dictated by UBS but by your Tunbridge Wells property lawyer. Plenty of firms on the UBS panel will levy an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
I was told two weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Tunbridge Wells is approved on their conveyancing panel? Bank of Ireland 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 Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
The deeds to our property are lost. The conveyancers who did the conveyancing in Tunbridge Wells 10 years ago have long since closed. What are my options?
As long as the title is registered the details of your proprietorship will be held by HMLR under a Title Number. It is easy to perform a search at the Land Registry, identify your house and secure current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be ordered for a small fee.
How does conveyancing in Tunbridge Wells differ for new build properties?
Most buyers of new build property in Tunbridge Wells contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Tunbridge Wells typically buy the real estate, 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 Tunbridge Wells or who has acted in the same development.
Should I be wary about brokers that I am dealing with are suggesting a national conveyancing firm as opposed to a local Tunbridge Wells conveyancing practice?
As is the case with many professional services, often recommendations from relatives can be most helpful. But there are numerous players in a conveyancing matter; estate agents, mortgage brokers and lenders may suggest conveyancers to use. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You have the discretion to select your preferred lawyer. Don't forget that the majority of mortgage providers have an approved list of solicitors you are obliged to use for the lender aspect of your transaction.
My brother has recommend that I use his lawyers for conveyancing in Tunbridge Wells. Do I take his guidance?
There are no two ways about it the ideal way to choose a conveyancing lawyer is to get guidance from friends or relatives who have actually used the conveyancer that you are considering.