I have given 8 weeks notice to my existing landlord and must be out of my rented apartment in Tower Hill by 15/6/2026. Conveyancing for my house purchase is progressing. Can I complete in 5 weeks as I wish to avoid having to move into temporary accommodation?
The normal practice is not to provide notice on a rental unless you have exchanged. If you have not previously done so, speak to your conveyancer and ask them to they chase the owners solicitors, try to get a realistic time scale from them that everyone will look to achieve
Why do I have to pay up front for my conveyancing in Tower Hill?
Where you are retaining lawyers for conveyancing in Tower Hill your lawyer will ask you place them with monies to cover the the cost of the conveyancing searches. Generally this is requested to cover the fees of the conveyancing searches. When the deposit is payable against the total price then this will be needed immediately prior to contracts are exchanged. The closing balance that is needed should be sent to your lawyer a few days ahead of the day of completion.
Please help - my lawyer says that lack of planning permission insurance is required on my purchase. What is the level of cover for Tower Hill conveyancing?
The appropriate level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
About to purchase house in Tower Hill. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Tower Hill lawyer is on the Coventry BS conveyancing panel.
At last I have had an offer on an apartment in Tower Hill accepted, but there is a chain. The owners have offered on on an apartment, however it’s not yet tied up, and have viewings of other apartments in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Tower Hill. What do I do now? When do I get the mortgage application with Kent Reliance started?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then survey, Tower Hill conveyancing search costs, etc). The first thing to do is check that your property lawyer is on the Kent Reliance conveyancing panel. As to the next stages this very much dictated by the uniqueness of your transaction, motivation for this property and on the state of the market. During a hot market some purchasers would apply for the mortgage with Kent Reliance and pay for the valuation and only if it was satisfactory would they request their solicitor to move forward with the conveyancing in Tower Hill.
I am buying a new build house in Tower Hill with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not inform my conveyancer about this deal as it could adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Do I need to be wary by third parties that I am dealing with are suggesting a web based conveyancing firm as opposed to a local Tower Hill conveyancing practice?
As with lots of service providers, often suggestions from connections can be extremely useful or valuable. Yet there are lots of players in a conveyancing matter; estate agents, financial adviser and banks may suggest conveyancers to instruct. Sometimes the solicitors might be known to one of the organisations as being good in their field, but sometimes there is an underlying financial incentive behind the recommendation. You have the right to choose your own conveyancer. Don't forget that most mortgage providers specify a panel list of lawyers you are obliged to use for the lender related work in your home move.
Am I best advised to choose a Tower Hill conveyancing practitioner who is local to the property I am hoping to buy? An old friend can perform the legal work however her office is approximately 350miles drive away.
The primary upside of using a high street Tower Hill conveyancing practice is that you can attend the office to execute paperwork, hand in your identification documents and pester them if necessary. Having local Tower Hill know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and on the whole were happy that must outweigh using an unfamiliar Tower Hill conveyancing solicitor solely due to them being based in the area.