I am in the process of selling my house in Tonbridge and the estate agent has just text me to advise that the purchasers are appointing a new conveyancer. The excuse is that the mortgage company will only deal with property lawyers on their conveyancing panel. Why would a leading mortgage company only engage with certain lawyers rather the firm that they want to select to handle their conveyancing in Tonbridge ?
Lenders have always had panels of law firms that can act for them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Lending institutions justify this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices 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 purchasers are not going to have any sway in the decision.
My relative recommended that if I am buying in Tonbridge I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Tonbridge conveyancing searches. It is a large document of about 40 pages, listing and detailing important 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 Tonbridge Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Tonbridge Education with maps and statistics, Local Amenities and other useful data concerning Tonbridge.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Tonbridge is where the house is located. Can you shed any light on this issue?
Flying freeholds in Tonbridge are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tonbridge you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tonbridge may decide 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 property.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Tonbridge?
At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Tonbridge. Unlike many estate agents and brokerage sites we do not operate commission deals with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the highest commission, as opposed to the best value conveyancing in Tonbridge
My brother has encouraged me to instruct his conveyancing solicitors in Tonbridge. Should I use them?
Much as we are happy to recommend a Tonbridge conveyancing lawyer the ideal way to select a conveyancing lawyer is to have referrals from friends or relatives who have previously instructed the solicitor that you are considering.
I have just started marketing my 2 bed flat in Tonbridge. Conveyancing has not commenced, however I have recently received a half-yearly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you pay the maintenance contribution as usual because all rents and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents 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. Having a clear account will assist your cause and will leave you no worse off financially.
Leasehold Conveyancing in Tonbridge - Sample of Questions you should consider before buying
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The prefered form of lease structure is where the freehold title is owned by the leaseholders. In this arrangement the leaseholders benefit from control and although a managing agent is often retained if it is larger than a house conversion, the managing agent retained by the leaseholders. Does the lease have onerous restrictions? The answer will be important as a) areas can cause problems for the block as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the tenants have an issue with the running of the building you will need to have all the details