It is a dozen years since I bought my property in Tonbridge. Conveyancing solicitors have just been retained on the sale but I am unable to locate my deeds. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by your lender or they may be in the possession of the solicitor who handled your purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Tonbridge involves registered property but in the rare situation where your property is not registered it is more of a problem but is resolvable.
The Tonbridge conveyancing lawyers that I appointed last week on my house acquisition in Tonbridge have suddenly shut down. I only went with them because I needed a lawyer on the Lloyds conveyancing panel and my family Tonbridge lawyer was not. I paid them 275 plus VAT in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
Is it correct that all Tonbridge CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
Some major banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
My partner and I have organised a further advance on our mortgage from Leeds Building Society as we intend to conduct improvements to our house in Tonbridge. Are we obliged to appoint a nearby Tonbridge solicitor on the Leeds Building Society conveyancing panel to deal with the legals?
Leeds Building Society would not normally require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.
I have decided to exercise my right to buy my property in Tonbridge off the council. I have a mortgage agreed with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial property in Tonbridge?
Many commercial conveyancing solicitors in Tonbridge will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating 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 crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Tonbridge commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for residential conveyancing in Tonbridge.
I am purchasing a new build house in Tonbridge with the aid of help to buy. The sellers would not reduce the amount so I negotiated 6k of extras instead. The property agent suggested that I not disclose to my solicitor about this side-deal as it would affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I need to instruct a conveyancing lawyer in Tonbridge for my house move. Can I see a firm’s record with the profession’s regulator?
Members of the public can find documented Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator may monitor call for training requirements.