I am one month into the sale of my house in Tunbridge Wells and the EA has just e-mailed to warn that the buyers are switching property lawyer. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. Why would a big named mortgage company only engage with specific law firms rather the firm that they want to appoint for their conveyancing in Tunbridge Wells ?
Lenders have always had an approved set of law firms that can act for them, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lending institutions blame a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
We see that you have a post code search directory identifying firms on the Clydesdale conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Tunbridge Wells?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Tunbridge Wells.
We are intent on selling our house in Tunbridge Wells and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an internet conveyancing outfit rather than a conveyancing solicitor in Tunbridge Wells. We have lived in Tunbridge Wells for three years we know of no issue. Do we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing firm already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I have been on the look out for a leasehold apartment up to £305k and found one near me in Tunbridge Wells I like with a park and transport links nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Tunbridge Wells suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan that many years will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
Is it best to instruct a Tunbridge Wells conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can carry out the conveyancing but her office is a couple of hundredmiles drive away.
The primary upside of using a high street Tunbridge Wells conveyancing firm is that you can attend the office to execute paperwork, hand in your ID and pester them where appropriate. Having local Tunbridge Wells know how is a benefit. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were happy that should outweigh using an unknown Tunbridge Wells conveyancing solicitor just because they are Tunbridge Wells based.
What is the difference between surveying and conveyancing in Tunbridge Wells?
Conveyancing - in Tunbridge Wells or anywhere in England and Wales - is the legal term given to transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the buying price down or asking the vendor to remedy the problems prior to you move in.