We are getting a further advance on our mortgage from Virgin Money as we want to carry out renovations to our house in Tonbridge. Do we need to select a nearby Tonbridge solicitor on the Virgin Money conveyancing panel to handle the legals?
Virgin Money don't usually require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.
We have agreed to purchase a house in Tonbridge. One unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Clydesdale your lawyer must check the formal instructions set out in Part two of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Clydesdale where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties countrywide and is not limited to Tonbridge.
I am currently in the process of buying my council flat in Tonbridge. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. 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 Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I have recentlydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Tonbridge for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is not still registered in the name of the previous owner?
The easiest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Tonbridge conveyancing specialists.
How does conveyancing in Tonbridge differ for newly converted properties?
Most buyers of new build premises in Tonbridge approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because house builders in Tonbridge typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tonbridge or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Tonbridge is where the house is located. What do you suggest?
Flying freeholds in Tonbridge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tonbridge you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company 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 residence.
Having had my offer accepted I require leasehold conveyancing in Tonbridge. Before I set the wheels in motion I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Tonbridge - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Tonbridge - Sample of Queries before Purchasing
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Many Tonbridge leasehold properties will have a service bill for the upkeep of the building invoiced on behalf of the landlord. If you acquire the apartment you will have to meet this amount, normally in instalments accross the year. This may vary from a few hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent to be met yearly, normally this is not a large sum, say approximately £25-£75 but you need to check as sometimes it can be surprisingly expensive. What is the name of the managing agents? Best to be warned whether fixing the lift or some other significant cost is due in the foreseeable future to be shared between the leasehold owners and will dramatically increase the the service fees or result in a one off payment.
To what extent are Tonbridge conveyancing solicitors under an obligation to the Law Society to publish clear conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Tonbridge or beyond.