We were about to choose a conveyancing solicitor in Royal Tunbridge Wells found using your search tool but stumbled across alternative fee calculations on the internet seem cheaper – how come?
There are plenty of conveyancers offering what appear to be the cheapest conveyancing in Royal Tunbridge Wells. Our advice is to think long and hard about how much you respect your own move to want to be penny wise pound foolish concerning the quality of the legal work. Many of them list a budget quote as a headline but hide extra fees in the small print..
I have decided to exercise my right to buy my property in Royal Tunbridge Wells off the council. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Royal Tunbridge Wells building society branch on various occasions and was advised it wasn't a problem and they will lend. My Royal Tunbridge Wells conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the conveyancing practitioner is on the mortgage company panel, she or he must comply with the CML Handbook conditions for the 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have finally had an offer on a maisonette in Royal Tunbridge Wells agreed to, the owners do however have an associated purchase. The owners have offered on on an apartment, however it’s not yet tied up, and are looking at other flats booked. I have selected a bricks and mortar conveyancing solicitor in Royal Tunbridge Wells. What should be my next step? When do I get the mortgage application with Principality going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then valuation, Royal Tunbridge Wells conveyancing search fees, etc). First, you should ensure that your property lawyer is on the Principality conveyancing panel. Concerning the next steps this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a buoyant market many purchasers would apply for the mortgage with Principality and arrange for the valuation and only if it comes back ok would they request their lawyer to press on with searches.
How does conveyancing in Royal Tunbridge Wells differ for newly converted properties?
Most buyers of new build residence in Royal Tunbridge Wells come to us having been asked by the seller to sign contracts and commit to the purchase even before the premises is finished. This is because house builders in Royal 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 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 Royal Tunbridge Wells or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Royal Tunbridge Wells before appointing solicitors. I have been told that there is a flying freehold element to the house. My surveyor has said that some mortgage companies will refuse to give a loan on this type of home.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Royal Tunbridge Wells. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Royal Tunbridge Wells to see if the conveyancing costs will increase in light of this.
In surfing the web for the phrase on line conveyancing in Royal Tunbridge Wells it shows results of many property lawyersin the vicinity. With so much choice what is the best way to find the right conveyancer for my move?
The ideal method of finding the right conveyancer is via trusted recommendation, so ask friends and relatives who have purchased a property in Royal Tunbridge Wells or the local estate agent or financial adviser. Charges for conveyancing in Royal Tunbridge Wells differ, so it's a good idea to request a minimum of three fee estimates from different companies. Be sure to obtain confirmation what costs in the quote includes.
I work for a long established estate agency in Royal Tunbridge Wells where we see a number of leasehold sales put at risk due to leases having less than 80 years remaining. I have received inconsistent advice from local Royal Tunbridge Wells conveyancing solicitors. Can you clarify whether the seller of a flat can commence the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Royal Tunbridge Wells Leasehold Conveyancing - Examples of Queries before buying
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Is there a share of the freehold? Many Royal Tunbridge Wells leasehold properties will have a service charge for the upkeep of the building levied by the freeholder. If you buy the flat you will have to meet this amount, normally in instalments during the year. This could be anything from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a ground rent for you to pay annual, normally this is not a large sum, say around £50-£100 but you should to enquire it because on occasion it could be surprisingly expensive. Are any of leasehold owners in dispute over their service charge liability?