At what point will exchange of contracts occur in residential conveyancing in Edenbridge and do I need to attend the lawyers office?

If you are in close proximity to our conveyancing solicitors in Edenbridge you are invited in to sign contracts. That being said, the firms we work with provide a nationwide conveyancing service and give as equally diligent and professional a job for you when communicating with you by post or email. The signing of the contract is not the point of no return. A signed contract is necessary for the conveyancer to address the formalities at the appropriate time, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Edenbridge)to be in the office available at the end of the phone to exchange contracts.

I am helping my aunt sell her flat in Edenbridge. Does the solicitor arrange the energy assessment or it is for me to see to?

Following the abolition of HIPs, energy assessments was kept a compulsory element of moving property. An energy performance certificate must be to hand before the property is advertised. It is not something that solicitors ordinarily arrange. Where you are using a Edenbridge conveyancing practitioner they may be able to arrange EPC’s given their contacts with long established Edenbridge assessors

I just bought a property at auction in Edenbridge. Conveyancing is required. What is next?

Given that you are now for all intents and purposes signed on the dotted line you now have to choose a conveyancing practitioner as a matter of urgency as you now have a fast approaching deadline in which to complete the conveyancing. An auction property will ordinarily have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to pass this on to the lawyer instructed by you ASAP. You also need to ensure that you have funds in place to complete on the date specified in the contract.

I currently have a mortgage with TSB for my property in Edenbridge. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?

TSB must be informed of your intention in advance of renting your property as this is likely to be a breach of TSB’s mortgage conditions. It may be that TSB will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel solicitor.

I have todayfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in Edenbridge for a purchase of a leasehold apartment 9 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?

The easiest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Edenbridge conveyancing specialists.

I'm buying a new build house in Edenbridge benefiting from help to buy. The sellers refused to move on the price so I negotiated 6k of additionals instead. The property agent suggested that I not inform my conveyancer about this deal as it would put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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 today plan to offer on a house that seems to meet my requirements, at a great price which is making it more attractive. I have subsequently discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Edenbridge. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Edenbridge ?

Most houses in Edenbridge are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Edenbridge in which case you should be looking for a Edenbridge conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’spermission to carry out changes to the property. You may also be required to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your conveyancer will appraise you on the various issues.

I purchased a split level flat in Edenbridge, conveyancing was carried out in 2000. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Edenbridge with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2075

With just 51 years left to run we estimate the premium for your lease extension to range between £30,400 and £35,200 plus legals.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.