The sellers of the home we are hoping to buy have instructed a conveyancing solicitor in Royal Tunbridge Wells who has recommended a preliminary contract with a payment two thousand pounds. Is it wise to enter into such agreements?
There are a couple of primary concerns with executing a lock out agreement (occasionally termed a no-shop agreement) is that it takes away the focus from making progress with the conveyancing work, so in the absence of it needing limited or no negotiation then it could turn out to be a cause of frustration and delay. It is not strongly advocated amongst Royal Tunbridge Wells conveyancing lawyers for this reason. A further issue is the extent of the remedies available - a jilted buyer should not expect to win an injunction to prohibit the owner selling to an alternative purchaser, so the only remedy available under the contract will be the reimbursement of wasted costs and, in limited circumstances, the extra payment of penalties.
I'm the single recipient of my late grandmother’s estate and I have everything in my name now, including the my former home in Royal Tunbridge Wells. The Royal Tunbridge Wells property was put into my name in June. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my proprietorship could be treated the same way as if I'd bought the house in June. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. How practical a view mortgage companies take of it, depend on the lender as this provision is primarily there to pick up on subsales or the flipping of property.
We had chosen conveyancing lawyers locally in Royal Tunbridge Wells on the Nationwide solicitor panel. They are now charging me a further fee for dealing with the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer may levy a fee for this. The fee is not dictated by Nationwide but by your Royal Tunbridge Wells conveyancing practitioner. Plenty of firms on the Nationwide panel will quote an ‘acting for lender’ fee and others do not.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Royal Tunbridge Wells lawyer on the Barclays panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
What does a local search tell me regarding the house we're purchasing in Royal Tunbridge Wells?
Royal Tunbridge Wells conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search plays a central role in most Royal Tunbridge Wells conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I am buying a new build apartment in Royal Tunbridge Wells. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Royal Tunbridge Wells
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Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Is it best to choose a Royal Tunbridge Wells conveyancing lawyer who is local to the property I am buying? I have an old university friend who can handle the legal formalities but they are based 300kilometers away.
The primary upside of using a high street Royal Tunbridge Wells conveyancing firm is that you can attend the office to execute documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a plus. However it's more important to get someone that will do a good and efficient job. If you know people who used your friend and they were impressed that must outweigh using an unfamiliar Royal Tunbridge Wells conveyancing lawyer solely due to them being local.
My sister purchased her house in Royal Tunbridge Wells in 2008. She has since got married, divorced and in recent months got married again. She now wants to the sell the Royal Tunbridge Wells property. I think she will simply be asked to provide a copy of her marriage certificates to the property lawyer however she is worried it will hold up the conveyancing. Should she appoint a property lawyer to update the title documents for the house?
You are not required to bring up to date the title for the property on the basis that you have the proof required to demonstrate how the name change has come about.
Any buyer’s property lawyer should check the registered entries and requisition evidence to establish the name change e.g. marriage documentation.