I am not in a position to travel far from Tunbridge Wells. Please explain the reason why all Tunbridge Wells conveyancers aren't automatically on all mortgage company panels?
Mortgage companies highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which kicked off a major policy change in the sector. It led to lenders removing a number of firms from their panel of approved lawyers .
My wife and I are refinancing our flat in Tunbridge Wells with Kent Reliance. We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this document specific to the Kent Reliance conveyancing panel as he did not need to sign this form when we remortgaged 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Kent Reliance. This is solely used to protect Kent Reliance if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Kent Reliance had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
We are buying a property and require a conveyancing solicitor in Tunbridge Wells who is on the Nationwide approved panel. Could you point me in the right direction as regards a 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 bought my house on 10 August and my personal details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Tunbridge Wells expressed confidence that it should be formalised in a couple of weeks. Are properties in Tunbridge Wells uniquely lengthy to register?
As far as conveyancing in Tunbridge Wells registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can adjust subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any other persons or bodies. Currently roughly three quarters of such applications are completed in less than three weeks but some can be subject to longer delays. Historically registration takes place after the buyer is living at the premises thus an expedited registration is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for an expedited registration.
About to purchase a new build flat in Tunbridge Wells. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Tunbridge Wells
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared.
I’m about to sell my basement apartment in Tunbridge Wells.Conveyancing solicitors are to be appointed soon but I have recently received a quarterly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is clear the maintenance contribution as normal as all rents and maintenance charges should be allottedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process