I am selling my home in Tonbridge and the EA has just e-mailed to advise that the buyers are swapping conveyancer. The reason given is that the mortgage company will only engage with property lawyers on their approved list. Why would a big named mortgage company only work with certain lawyers rather the firm that they want to choose for their conveyancing in Tonbridge ?
Mortgage companies have always had an approved set of law firms that can act for them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been narrowed 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 says it is hearing daily from firms that have been removed from panels. Plenty of firms 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. Your purchasers are not going to have any sway in the decision.
Would the conveyancing lawyers identified via your search tool conduct auction conveyancing in Tonbridge?
There are a few auction solicitors we can put you in touch with those conducting auction conveyancing. Tonbridge is just one of hundreds of locations where our lawyers have a presence.
Completed the sale of my flat in Tonbridge last November but my buyer keeps texting daily to moan that his lawyer needs to hear from mylawyer. What are the post completion sale formalities following completion?
Post completion of your disposal your solicitor should forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your solicitor must also send confirmation that the mortgage has been discharged to the buyers lawyers. There are no post completion formalities just for conveyancing in Tonbridge.
Do commercial conveyancing searches disclose planned roadworks that could affect a commercial site in Tonbridge?
Its becoming the norm that commercial conveyancing solicitors in Tonbridge will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Tonbridge. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tonbridge.
For each commercial conveyancing transaction in Tonbridge it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Tonbridge commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Tonbridge.
I used Arc property Solicitors a few years past for my conveyancing in Tonbridge. I now require my file but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Tonbridge of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In what way can the Landlord & Tenant Act 1954 affect my business property in Tonbridge and how can you help?
The 1954 Act gives a safeguard to commercial tenants, granting the a statutory right to make a request to court for a new tenancy and remain in occupation when the lease comes to an end. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Tonbridge is one of our numerous locations in which the firms we work with are based