Can you explain why leasehold purchase conveyancing in Tunbridge Wells is more expensive?
In short, leasehold conveyancing in Tunbridge Wells and elsewhere usually warrants additional due diligence compared to freehold conveyancing. This includes checking the lease terms, communicating with the landlord concerning the service of required notices, securing up-to-date service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first granted.
We're in Tunbridge Wells, FTBs buying with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer 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.
I am due to move property in May. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you suggest a removal company in Tunbridge Wells. Conveyancing lawyer was found before I stumbled across your website.
On the day of completion you can collect the house keys from the estate agent however this can only happen when the previous owners lawyers inform the agent that the monies to complete are in and the keys can be released. You will need to advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can assist you in finding a residential property solicitor in Tunbridge Wells or a legal practice that specialises in conveyancing in Tunbridge Wells.
We had instructed solicitors based in Tunbridge Wells on the Bank of Ireland solicitor approved list. They are now charging me a separate amount for handling the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer can levy a fee for this. The charge is not dictated by Bank of Ireland but by your Tunbridge Wells lawyer. Some firms on the Bank of Ireland panel will quote ’dealing with mortgage’ fee but many practices include it on their overall fee.
I have paid off my mortgage with Virgin Money. I assume I don't need a Tunbridge Wells conveyancing practitioner on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
4 months have gone by since my purchase conveyancing in Tunbridge Wells completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Tunbridge Wells differ for newly converted properties?
Most buyers of new build premises in Tunbridge Wells come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because builders in Tunbridge Wells typically purchase the site, 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 conveyancers 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 used to new build conveyancing in Tunbridge Wells or who has acted in the same development.
Online reading suggests that Tunbridge Wells solicitors are more costly than Tunbridge Wells conveyancers in Tunbridge Wells to use when purchasing a house. So is it better if I use a conveyancer or a solicitor if I am buying a property in Tunbridge Wells.
When it comes to conveyancing in Tunbridge Wells the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.