Are the BSA planning on creating a online directory to to identify practices on the Earl Shilton BS conveyancing panel for instance in Royal Tunbridge Wells?

We are not aware of any plans on the part of the BSA to promote such a register.

My wife and I are intent on selling our house in Royal Tunbridge Wells and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Royal Tunbridge Wells lawyer would know this is not the case. For the life of me I don't know why the buyers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Royal Tunbridge Wells. We have lived in Royal Tunbridge Wells for 4 years we know of no issue. Is it a good idea to contact our local Authority to get clarification need.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to enquire of 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 used Stirling Law several years past for my conveyancing in Royal Tunbridge Wells. Now, I need my documents however the law firm is no longer operating. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Royal Tunbridge Wells of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I'm purchasing my first flat in Royal Tunbridge Wells with the aid of help to buy. The builders would not move on the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not disclose to my lawyer about this extras as it will jeopardize my mortgage with Coventry Building Society. 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.

Are there frequently found deficiencies that you encounter in leases for Royal Tunbridge Wells properties?

Leasehold conveyancing in Royal Tunbridge Wells is not unique. Most leases are drafted differently and drafting errors can result in certain sections are wrong. The following missing provisions could result in a defective lease:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Norwich and Peterborough Building Society, and Bank of Ireland all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the purchaser to pull out.

Leasehold Conveyancing in Royal Tunbridge Wells - Examples of Queries before Purchasing

It would be sensible to find out as much as you can about the company managing the building as they will either make living at the property much easier or uncomfortable. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to daily issues such as the upkeep of the common parts. Don't be shy to ask other people what they think of them. On a final note, be sure you discover the dates that you are obliged pay the service charge to the appropriate party and specifically what you get for your money. Who is in charge of the block? Does the lease contain onerous restrictions?