It is 10 years ago since I purchased my home in Tunbridge Wells. Conveyancing lawyers have recently been retained on the sale but I am unable to find the title deeds. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be kept by the lender or they may be archived with the conveyancers who handled the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Tunbridge Wells involves registered property but in the rare situation where your property is unregistered it is more of a problem but is not insurmountable.
I am considering applying for a Clydesdale mortgage for purchase of a newly converted (under development) in Tunbridge Wells with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Clydesdale ?
In theory, you could use a solicitor that is not on the Clydesdale conveyancing panel, but Clydesdale would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Are there restrictive covenants that are commonly identified during conveyancing in Tunbridge Wells?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Tunbridge Wells. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying a new build house in Tunbridge Wells benefiting from help to buy. The developers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not disclose to my conveyancer about this extras as it will jeopardize my loan with Yorkshire Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I'm converting the mortgage on my existing property to a buy to let mortgage with Coventry Building Society and I will use the ballance of the raised equity towards another property. The location we are talking about is Tunbridge Wells. Will your conveyancers be able to act for the two lenders and tie in the two deals?
Make use of our comparison tool on this site to check that the lawyers are approved by both lenders. Having checked that they are your conveyancer should be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and make apparent your expectations and requirements.
When it comes to my conveyancing in Tunbridge Wells should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Tunbridge Wells conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancing practitioner's time in submitting the funds this way.