My husband and I are planning to purchase a house in Tunbridge Wells and are in fact using a Tunbridge Wells conveyancing firm. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Barclays have this evening contacted us to advise us that they have now hit a problem as our Tunbridge Wells conveyancer is not on their approved list of lawyers. Please explain?
Where you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Tunbridge Wells solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
I have given 8 weeks notice to my existing landlord and must be out of my let out property in Tunbridge Wells by the end of next month. Conveyancing on my purchase has just started. Is it possible to complete in three weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to serve notice on a rental unless exchange of contracts has taken place. Assuming that you have not already done so, speak to your conveyancer and request that they chase the other side, try to an agreed time frame that all parties will aim to achieve
I had intended to instruct a conveyancing solicitor in Tunbridge Wells for our house purchase. Our financial adviser informed us that our mortgage company Coventry Building Society won't deal with them. Why is this not regarded as unduly restrictive?
Pre- 2008 most banks had a different appetite for risk. Almost all Tunbridge Wells conveyancing firms would have been on many mortgage company panels. The financial services regulator in 2010 carried out a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms relating to their operations and their employees and establishing certain criteria such a completing on a minimum volume of transactions. Many Tunbridge Wells conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Tunbridge Wells is amongst the hundreds of areas where the conveyancers showing on our search results are on the panel for Coventry Building Society.
I am due to move home in May. Should my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Tunbridge Wells. Conveyancing firm was organised prior to coming across your site.
On the afternoon of completion you will need to pick up the house keys from your selling agent but this should only occur once the previous owners solicitors advise the agent that they have the completion monies and the keys can be passed over. Subsequently you can advise the removal men that you are ready to move in. We do not suggest a specific removal company but can assist you in finding a conveyancing in Tunbridge Wells or a lawyer with expertise in conveyancing in Tunbridge Wells.
is it true that all Tunbridge Wells solicitor firms on the Lloyds conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Tunbridge Wells property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
Should commercial conveyancing searches disclose proposed roadworks that could affect a commercial estate in Tunbridge Wells?
Many commercial conveyancing solicitors in Tunbridge Wells will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Tunbridge Wells. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tunbridge Wells.
For each commercial conveyancing transaction in Tunbridge Wells it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can result in delays to Tunbridge Wells commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in Tunbridge Wells.
Given that I am about to part with £400,000 on a two bedroom apartment in Tunbridge Wells I wish to talk to a solicitor regarding thetransaction before instructing the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your conveyancing in Tunbridge Wells.There is no ‘factory style conveyancing’ - every client is an important individual, not a file number. The law firms that we put you in touch with believe that the figure you are provided with for residential conveyancing in Tunbridge Wells should be the amount on the final invoice that you are charged.