I am buying a house mortgage free in Tunbridge Wells. I have been living for the last 15 years in Tunbridge Wells. Conveyancing searches are a lot of money. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the Tunbridge Wells conveyancing searches are non-obligatory. Your lawyer will try and steer you, perhaps strongly, that you should have searches carried out, but he has a professional duty to do this. Do take into account; if you are going to sell the house at a future date, it will be of interest to your prospective purchaser what the searches disclose. There are plenty of instances where houses with functional issues can still reveal unfavourable search results. A competent conveyancing solicitor in Tunbridge Wells should be able to give you some practical guidance in this regard.
I am selling my flat in Tunbridge Wells. Will my solicitor have to be required to be on the Co-operative conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Co-operative conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
2 months have gone by since my purchase conveyancing in Tunbridge Wells took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How do I identify a Tunbridge Wells solicitor on the Virgin Money conveyancing panel? I have wheels and am prepared to travel upto 10miles to meet the solicitor.
Feel free to make use of the search on this website. Please choose the lender and your location and you will see a number of Tunbridge Wells conveyancing lawyers based on proximity. We have listed some Tunbridge Wells conveyancing firms towards the end of this page and you can ring them to verify if they are on the Virgin Money approved list
I today plan to offer on a house that appears to meet my requirements, at a great figure which is making it more attractive. I have just discovered that it's a leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Tunbridge Wells. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Tunbridge Wells ?
Most houses in Tunbridge Wells are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Tunbridge Wells so you should seriously consider looking for a Tunbridge Wells conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer should report to you on the legal implications.
Tunbridge Wells Conveyancing for Leasehold Flats - Examples of Queries before buying
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Where a Tunbridge Wells lease has less than 80 years it will affect the salability of the flat. It is worth checking with your lender that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease at some point and you need to have some idea of what this will be. Remember, in most cases you would be be obliged to have owned the property for 24 months before you are eligible to extend the lease. For most Tunbridge Wells leaseholds the outlay for major works tend not to be included within maintenance charges, although a few managing agents in Tunbridge Wells obliged leasehold owners to contribute towards a sinking fund created for the specific purpose of establishing a fund for major repairs or maintenance. Does this lease have more than 80 years remaining?
I'm selling a apartment in Tunbridge Wells. I have found my conveyancer's company on the Law Society's list, but I can't find my lawyer's name as listed on the regulator's website. Should I be concerned?
Not every individual in the practice must be listed by the regulator. Provided there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unqualified staff.