As someone unfamiliar with conveyancing in Tunbridge Wells what is the number one tip you can give me for the ownership transfer in Tunbridge Wells
You may not hear this from too many lawyers but conveyancing in Tunbridge Wells and elsewhere in Kent is often a confrontational process. In other words, when it comes to conveyancing there is plenty of opportunity for conflict between you and others involved in the ownership transfer. E.g., the vendor, estate agent and even potentially your lender. Choosing a solicitor for your conveyancing in Tunbridge Wells an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to act in your legal interests and to keep you safe.
There is a distinct emergence in the "blame" culture- someone has to be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your solicitor ahead of the other parties when it comes to the legal transfer of property.
We're in Tunbridge Wells, First timers purchasing with a mortgage (lender is Kent Reliance , and our solicitor is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
There are numerous conveyancing solicitors in Tunbridge Wells but how do I know who's good?
Do not opt for the lowest Tunbridge Wells conveyancing quote. 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 know exactly what you’ll have to pay in ahead of time.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Tunbridge Wells building society branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Tunbridge Wells conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. Who do I believe?
The solicitor has to comply with the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being difficult. The Tunbridge Wells solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there any apps to assist me to search for a Tunbridge Wells solicitor on the Birmingham Midshires conveyancing panel? I am a keen cyclist and am willing to travel upto 20kilometers to meet the solicitor.
Feel free to make use of the tool on this website. Please choose the lender and your location and you will see a number of Tunbridge Wells conveyancing lawyers located nearest you. We have listed some Tunbridge Wells conveyancing firms at the bottom of this page and you can contact them to verify if they are on the Birmingham Midshires approved list
I am attracted to a two flats in Tunbridge Wells which have about fifty years left on the leases. Should I regard a short lease as a deal breaker?
A lease is a right to use the premises for a period of time. As the lease shortens the value of the lease reduces and it becomes more costly to extend the lease. For this reason it is generally wise to extend the lease term. More often than not it is difficult to sell a property with a short lease as mortgage companies may be unwilling to lend money on properties of this type. Lease extension can be a protracted process. We recommend you get professional assistance from a conveyancer and surveyor with experience in this arena.
I purchased a 1st floor flat in Tunbridge Wells, conveyancing formalities finalised 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Tunbridge Wells with over 90 years remaining are worth £192,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease expires on 21st October 2075
You have 54 years left to run the likely cost is going to span between £32,300 and £37,400 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
My mortgage broker has recommended their conveyancing practitioner for the conveyancing in Tunbridge Wells - Is it not simpler advisable to just use them?
It is not always the case and you are at liberty to instruct whichever conveyancing practitioner you prefer for your Tunbridge Wells home move. The conveyancing practitioner suggested by an estate agent may not necessarily be the best conveyancing practitioner, they may recommend their preferred conveyancing firm who are based far away. In this instance you may not have contact with your property lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain updates.