Me and my wife are acquiring residence in Tonbridge. My Solicitor is not listed on the mortgage company solicitor panel. Am I still permitted to continue with my Tonbridge conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?
One will need to use a lawyer to deal with the legal work required when you require a mortgage to purchase your home. The lawyer will conduct all the essential legal checks on the property, make sure that you’re registered as proprietor and ensure that all the required mortgage paperwork is in place. You could instruct a Tonbridge conveyancer of your choice. However, where the solicitor appointed is not a member of the lender approved list supplemental costs will be incurred as separate legal representation will be required by them. Conveyancing panel applications may be submitted, so if your solicitor has not in the past sought membership they should take the chance to apply.
Why is leasehold purchase conveyancing in Tonbridge costs more?
Tonbridge leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving applicable notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
We're in Tonbridge, FTBs buying with a mortgage (lender is Yorkshire BS , and our solicitor is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We had selected conveyancers locally in Tonbridge on the Santander solicitor approved list. They have just invoiced me an additional sum for the legal aspects of the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your lawyer is entitled to charge a fee for this. This charge is not dictated by Santander but by your Tonbridge lawyer. Some firms on the Santander panel will quote an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being difficult. The Tonbridge solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Tonbridge solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Tonbridge surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are a couple of weeks into a residential purchase having been referred to solicitors by the selling agent to carry out the conveyancing in Tonbridge. We are not happy. Could you help me find new conveyancers?
A conveyancer would have to be very poor to suggest replacing them. Has your mortgage offer been generated? If so you will need to advise them of the new contact details and get the loan are re-sent. Your conveyancer needs to be on the lenders panel to avoid supplemental charges and complications. So that should be your first question of the new lawyers. The find a solicitor tool will assist you in finding a lender approved solicitor for your conveyancing in Tonbridge
I am unfit to attend my Tonbridge conveyancing solicitors office to execute documents connected to my conveyancing in Tonbridge – will this be an issue?
No. Tonbridge conveyancing lawyers can deal with conveyancing transactions for clients who are based anywhere. You are unlikely to be required to meet your lawyer in the flesh at a Tonbridge conveyancers office. They can undertake everything via phone, post and email - whatever works for you.