We were about to instruct a conveyancing solicitor in Tonbridge recommended by you but stumbled across alternative costs illustrations via the web look less pricey – why is this?
You can find a variety of solicitors advertising theoretically looks to be very low prices. We suggest that you think twice about how much you respect your own move to you are willing to take 'cheap' risks concerning the quality of the conveyancing. Some hide extras well inside the terms of business. The law firms that we list for conveyancing in Tonbridge neverdo this.
All was ready to move into my new home in Tonbridge next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?
Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These requirements are not specific to conveyancing in Tonbridge.
We see that you have a post code search directory identifying law firms on the TSB conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Tonbridge?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Tonbridge.
My bid for a property was accepted at auction in Tonbridge. Conveyancing is required. What is next?
Now that you are legally committed yourself to purchase you must retain a conveyancing lawyer as a matter of urgency as you are facing a fast approaching deadline in which to complete the transaction. All auction property will have a corresponding legal set of papers. This should include evidence of title and search results. If you have purchased leasehold premises the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must give this to the solicitor instructed by you ASAP. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
My fiancee and I are in the process of viewing apartments in Tonbridge and I am now considering a potential offer. Should I already have a conveyancer in place at this point? I intend to finance via a home loan with Santander.
It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are getting a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
I am currently in the process of buying my council flat in Tonbridge. I have a mortgage offer with Virgin Money. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
What makes your site different to other internet conveyancing solicitors for conveyancing in Tonbridge?
At this site receive a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Tonbridge. As opposed to estate agents and many comparison sites we do not have referral deals with solicitors. Many agents and online brokers 'recommend' solicitors that pays the most commission, not the best value conveyancing in Tonbridge
Can you provide any top tips for leasehold conveyancing in Tonbridge with the aim of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Tonbridge can be bypassed where you get in touch lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation needed by the purchasers’ conveyancers. Some Tonbridge leases require Licence to Assign from the landlord. If this applies to your lease, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. You believe that you know the number of years remaining on your lease but it would be wise to double-check via your solicitors. A buyer’s lawyer will not be happy to advise their client to where the lease term is below 80 years. It is therefore important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If there is a history of conflict with your landlord or managing agents it is essential that these are settled before the property is put on the market. The purchasers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as over rather than ongoing. If you have carried out any alterations to the residence would they have required Landlord’s consent? In particular have you laid down wooden flooring? Tonbridge leases often stipulate that internal structural changes or addition of wooden flooring calls for a licence issued by the Landlord acquiescing to such changes. If you fail to have the consents to hand do not contact the landlord without checking with your solicitor first.
I invested in buying a 1st floor flat in Tonbridge, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Tonbridge with an extended lease are worth £216,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2094
With only 69 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.