We were about to choose a conveyancing solicitor in Tonbridge recommended by you but stumbled across alternative costs illustrations via the web look less pricey – how come?
There are many firms of firms promoting so-called cheap conveyancing, unfortunately it’s common in such cases for additionalcosts result in the final fee being escalated. In accordance with regulatory requirements fees outlined in terms of engagement should be honest and reasonable and be applied The law firms that we put forward for conveyancing in Tonbridge specify all charges for the property you intend topurchase.
All was ready to move into my new home in Tonbridge next Friday. My lawyer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance to cover?
All property lawyers on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not limited to conveyancing in Tonbridge.
We see that you have a search directory identifying firms on the Yorkshire BS conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Tonbridge?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Tonbridge.
My bid for a property was accepted at auction in Tonbridge. Conveyancing is needed. What happens now?
Now that you have exchanged you now have to hire the services of a conveyancing solicitor quickly as you are faced with a fast approaching a drop dead date to complete the deal. All auction property will ordinarily have a bespoke auction pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You must give this to the conveyancer instructed by you ASAP. Do make sure that you have funds in order to complete the transaction on the set completion date.
My partner and I are in the throws of viewing flats in Tonbridge and I am now considering a potential offer. Is it best to have my conveyancer on ‘stand by’? I intend to finance via a mortgage with HSBC.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are getting a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
I am currently in the process of buying my council flat in Tonbridge. I have a mortgage offer with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
What is different about your site and other internet conveyancing brokers for conveyancing in Tonbridge?
At this site get an accurate costs illustration via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Tonbridge. As opposed to estate agents and brokerage sites we are not in the business of charging firms a commission if you choose them for your home move in Tonbridge
Do you have any advice for leasehold conveyancing in Tonbridge with the purpose of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Tonbridge can be reduced if you get in touch lawyers the minute your agents start advertising the property and ask them to put together the leasehold documentation needed by the buyers’ conveyancers. You believe that you know the number of years left on your lease but it would be advisable double-check by asking your lawyers. A buyer’s lawyer will be unlikely to recommend their client to where the remaining number of years is less than 75 years. It is therefore important at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Most leases in Tonbridge state that internal structural changes or installing wooden flooring necessitate a licence from the Landlord consenting to such alterations. Where you fail to have the consents to hand do not contact the landlord without contacting your conveyancer first. If there is a history of any disputes with your landlord or managing agents it is very important that these are resolved prior to the flat being put on the market. The purchasers and their solicitors will be nervous about purchasing a property where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as over rather than ongoing. Some Tonbridge leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors.
I own a studio flat in Tonbridge, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Tonbridge with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease terminates on 21st October 2094
You have 69 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.