Should lawyers request an advanced payment for my conveyancing in Tunbridge Wells?
If you are buying a property in Tunbridge Wells your lawyer will ask you put them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. When the down payment is payable against the purchase price then this should be asked for immediately prior to exchange of contracts. The closing balance that is due will be payable a few days ahead of the completion date.
I have decided to exercise my right to buy my property in Tunbridge Wells off the council. I have a mortgage offer with Lloyds. 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 Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
After months of negotiation I have agreed a price on a house in Tunbridge Wells. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. A few days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Skipton have agreed my home loan in principle, my offer on a apartment in Tunbridge Wells has been accepted, what happens next?
Your estate agent will need to be advised as to your conveyancing practitioner's details (be sure the solicitors are on the bank’s approved list). Call up Skipton or the broker and finalise any outstanding forms. Skipton will instruct a valuer who will get in touch with the estate agent or seller to schedule an appointment. Once conducted (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Skipton will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Tunbridge Wells.
I require quick conveyancing in Tunbridge Wells as I have an ultimatum to sign on the dotted line in less than one month. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
If.Given you are not getting a home loan you have the choice not to have searches carried out although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Tunbridge Wells the following are instances of what can arise and therefore affect the marketability of the property: Enforcement Actions, Overdue Charges, Outstanding Grants, Road Schemes,...
About to purchase a new build flat in Tunbridge Wells. 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 questions that you can expect your new-build leasehold conveyancing in Tunbridge Wells
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Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Due to the guidance of my in-laws I had a survey completed on a property in Tunbridge Wells ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some lenders will not give a loan on such a home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Tunbridge Wells. Conveyancing may be slightly more expensive based on your lender's requirements.
I am a negotiator for a reputable estate agency in Tunbridge Wells where we have experienced a few leasehold sales jeopardised due to short leases. I have received contradictory information from local Tunbridge Wells conveyancing firms. Please can you clarify whether the vendor of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start 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 to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
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.
Leasehold Conveyancing in Tunbridge Wells - Sample of Queries Prior to Purchasing
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Make sure you investigate if there is anything that is prohibited in the lease. By way of example it is fairly common in Tunbridge Wells leases that pets are not allowed in certain buildings in Tunbridge Wells. If you love the propertyin Tunbridge Wells yet your cat can’t make the move with you then you will be presented with a difficult determination. Who is in charge of the block? Best to be warned if redecorating or some other major work is due shortly that will be shared between the leasehold owners and may well materially impact the level of the maintenance costs or require a one off invoice.