I am in the process of selling my ground floor flat in Tonbridge and the estate agent has just e-mailed to warn that the buyers are changing their property lawyer. I am told that this is due to the fact that the lender will only work with property lawyers on their conveyancing panel. On what basis would a major mortgage company only deal with specific lawyers rather the firm that they want to select for their conveyancing in Tonbridge ?
UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lending institutions attribute this action to a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms 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 buyers are unlikely to have any sway in the decision.
My relative suggested that if I am purchasing in Tonbridge I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Tonbridge conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Tonbridge around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Tonbridge Education with plans and statistics, Local Amenities and other useful data concerning Tonbridge.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Tonbridge is the location of the property. Can you offer any guidance?
Flying freeholds in Tonbridge are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tonbridge you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tonbridge may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Is there anything unique about your site and other web based conveyancing brokers when it comes to conveyancing in Tonbridge?
At this site secure a fixed fee quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Tonbridge. Unlike many estate agents and brokerage sites we do not operate kick-back deals with solicitors. A large number of agents and online brokers 'recommend' solicitors who pay the highest per referral, rather than the best value conveyancing in Tonbridge
My brother has recommend that I use his conveyancing solicitors in Tonbridge. Should I use them?
No doubt it’s preferable to choose a conveyancing practitioner is to have feedback from friends or relatives who have actually previously instructed the conveyancer that you are contemplating using.
I have just appointed agents to market my ground floor apartment in Tonbridge. Conveyancing has not commenced, but I have just had a yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is pay the service charge as normal given that all rents and maintenance invoices will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Tonbridge Leasehold Conveyancing - Sample of Questions you should consider before Purchasing
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It would be a good idea to investigate if there are any onerous restrictions in the lease. For instance it is reasonably common in Tonbridge leases that pets are not permitted in in a block in Tonbridge. If you love the flatin Tonbridge yet your cat is not allowed to move with you then you will be presented with a difficult compromise. Best to be warned whether redecorating or some other significant cost is coming up that will be shared amongst the leaseholders and will materially increase the the maintenance fees or require a one off invoice. Are any of leasehold owners in arrears of their service charge payments?