I am in need of a property lawyer. Do I opt for a national conveyancer or a family Tonbridge conveyancing lawyer?
Established third party connections is an important consideration when choosing conveyancing lawyers. Tonbridge conveyancers often have long term relationships with lenders and estate, local authorities, valuers and other conveyancing firms meaning you will move in shortest possible time. Possessing vast experience in the local area is an advantage.
Are the BSA planning on creating a searchable register to list firms on the Darlington Building Society conveyancing panel for instance in Tonbridge?
We are not aware of any plans on the part of the BSA to promote such a register.
I am being advised by my solicitor that lack of right of way insurance is needed on my purchase. What is the level of cover for Tonbridge conveyancing?
The appropriate level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.
I am buying a property in Tonbridge. A rare aspect is that the roof has a solar panel. Nottingham 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 Nottingham your lawyer must comply with the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Nottingham where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Tonbridge.
I have a mortgage with Barclays for my property in Tonbridge. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel firm.
I require fast conveyancing in Tonbridge as I am under an ultimatum to exchange contracts inside one month. A mortgage is not required. Can I decline from having conveyancing searches to save fees and time?
If.Given you are are a cash purchaser you are at free not to do searches although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Tonbridge the following are instances of issues that can show up and adversely impact market value: Enforcement Notices, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
Just had an offer accepted on a new build flat in Tonbridge. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Tonbridge
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I am employed by a busy estate agency in Tonbridge where we have experienced a number of leasehold sales derailed as a result of short leases. I have been given contradictory information from local Tonbridge conveyancing solicitors. Could you clarify whether the seller of a flat can instigate the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Tonbridge Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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What prohibitions exist in the Tonbridge Lease? Is anyone aware of any major works on the horizon that could increase the service charges? You should want to find out as much as possible regarding the company managing the building as they will either make living at the property much simpler or a lot more difficult. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to practical matters such as the tidiness of the common parts. Ask other tenants what they think of them. On a final note, investigate as to the dates that the service charges are due to the relevant party and precisely how they are spending the funds.