After what seems like an age a loan agreement from NatWest for the remortgage of my 2 bedroom flat is due within the next few days. Could you suggest a cheap conveyancing solicitor in Tonbridge?
You have come to the wrong place to search for the lowest fares for conveyancing in Tonbridge. We can offer you affordable conveyancing but we do not advertise as being the cheapest. Resist the temptation to appoint companies offering the bait of £99 conveyancing in Tonbridge. Optimistically, in choosing a lawyer for cheap conveyancing, you will receive what you pay for and at worst it will result in you invoiced for extras and still not end up with the service you were looking for.
Due to move into my new home in Tonbridge next Tuesday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the mortgage company expect the insurance to cover?
All property lawyers on acting for banks 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 instructions. These requirements are not limited to conveyancing in Tonbridge.
This question may be naive but I am wet behind the ears as FTB of a two bedroom flat in Tonbridge. Do I receive the keys to the property on completion from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Tonbridge?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and once they have received this, you will be invited to pick up the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
Is it the case that all Tonbridge conveyancing solicitors on the Barclays conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
My husband and I have organised a further advance on our mortgage from Barclays as we want to carry out improvements to our property in Tonbridge. Are we obliged to select a nearby Tonbridge solicitor on the Barclays conveyancing panel to deal with the paperwork?
Barclays don't usually require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
I have been recommended by numerous estate agents in Tonbridge to locate a conveyancer using your seach tool. What’s the financial advantage for Estate Agents to market your lawyers over alternative conveyancing organisations?
We don’t give any commission for directing people to this site. We thought it would be too underhand to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
We're new on the property ladder - had an offer accepted, but the estate agent informed us that the owners will only issue a contract if we instruct their recommended lawyers as they want a ‘quick sale’. My instinct tells me that we should use a family solicitor accustomed to conveyancing in Tonbridge
It is highly unlikely the sellers are driving this. Should the owner want ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Avoid the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are ready to go, with mortgage lined up © you are chain free (d) you wish to move quickly (e)however you will continue to use your preferred Tonbridge conveyancing firm - not the ones that will earn their negotiator at the agency a referral fee or meet his conveyancing targets set by corporate headquarters.
My offer on semi in Tonbridge has been accepted, but there is a chain. The current proprietors have submitted an offer on somewhere, however it’s not yet agreed to, and has viewings of other properties in the pipeline. I have chosen a local conveyancing lawyer in Tonbridge. What should be my next step? When should I get the mortgage application with Nationwide going with Nationwide?
It is standard to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then survey, Tonbridge conveyancing search fees, etc). The first course of action is to check that your property lawyer is on the Nationwide conveyancing panel. Regarding the next phase this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. In a buoyant market the majority of buyers will apply for a home loan with Nationwide and arrange for the valuation and only if it comes back ok would they ask their lawyer to press on with the conveyancing in Tonbridge.