I am progressing with the sale of my house in Royal Tunbridge Wells and the estate agent has just text me to warn that the purchasers are swapping conveyancer. The excuse is that the mortgage company will only deal with property lawyers on their approved list. On what basis would a major mortgage company only work with specific lawyers rather the firm that they want to choose for their conveyancing in Royal Tunbridge Wells ?
Lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lenders attribute this action to a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
My husband and I are nearing an exchange on a flat in Royal Tunbridge Wells and my mum and dad have transferred the exchange deposit to my conveyancer. I am now informed that as the deposit has been sent from someone other than me my property lawyer needs to disclose this to my lender. Apparently, in also acting for the bank he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the lender concerning my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The solicitor is legally required to check with the bank to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Royal Tunbridge Wells?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Royal Tunbridge Wells. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Taking into account that I am about to part with 450k on a property in Royal Tunbridge Wells I would like to talk to a solicitor regarding theconveyancing prior to instructing the firm. Can this be arranged?
Absolutely - we would be happy to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your conveyancing in Royal Tunbridge Wells.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter reference. The practices that we put you in touch with believe that the fees you are quoted for your conveyancing in Royal Tunbridge Wells should be the figure that you are charged.
I have been sourcing a conveyancing lawyer in Royal Tunbridge Wells for my house move. Is there any facility to review a solicitor's complaints history with the legal regulator?
Members of the public can find published Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training requirements.
I today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have subsequently found out that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Royal Tunbridge Wells. Conveyancing solicitors have are about to be instructed. Will my lawyers set out the risks of buying a leasehold house in Royal Tunbridge Wells ?
Most houses in Royal Tunbridge Wells are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Royal Tunbridge Wells so you should seriously consider looking for a Royal Tunbridge Wells conveyancing practitioner and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer should appraise you on the various issues.
Leasehold Conveyancing in Royal Tunbridge Wells - A selection of Queries before Purchasing
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Are any of leasehold owners in arrears of their service charge liability? It would be sensible to discover if the the lease contains any onerous restrictions in the lease. For example it is reasonably common in Royal Tunbridge Wells leases that pets are not allowed in in a block in Royal Tunbridge Wells. If you love the propertyin Royal Tunbridge Wells but your cat can’t move with you then you have a very hard decision. This question is useful as a) areas may cause problems for the building as the common areas may begin to deteriorate if repairs are not paid for b) if the leaseholders have an issue with the managing agents you will want to know about it