Much to our surprise we have been notified by our estate agent that my Royal Tunbridge Wells solicitor is not on the bank Conveyancing panel. What can I do to check?

You need to call your Royal Tunbridge Wells conveyancer. You lawyer should inform you what has happened. Where they are not on the panel they may be able to suggest a Royal Tunbridge Wells conveyancing firm that is on the conveyancing panel for your lender.

As someone clueless as to the Royal Tunbridge Wells conveyancing process what is the number one tip you can impart concerning the ownership transfer in Royal Tunbridge Wells

Not many law firms shout this from the rooftops but conveyancing in Royal Tunbridge Wells or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of opportunity for conflict between you and other parties involved in the transaction. For example, the seller, estate agent and sometimes the mortgage company. Choosing a solicitor for your conveyancing in Royal Tunbridge Wells is a critical decision as your conveyancer is your adviser, and is the ONE party in the process whose interest is to look after your best interests and to keep you safe.

There is a definite increase in the "blame" culture- someone must be blamed for the process being so protracted. We recommend that you must always trust your lawyer ahead of all other parties when it comes to the legal transfer of property.

We're in Royal Tunbridge Wells, FTBs purchasing with a mortgage (lender is Principality , and our solicitor is on the Principality conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I know that there are debates on Chancel Insurance on online forums. Do I require this when buying a property in Royal Tunbridge Wells? or I am told that there is a law dating back centuries that could mean that owners of property living in a parish church boundary may be liable to contribute towards maintenance to the chancel in proximity to the church. Is this suitable for conveyancing in Royal Tunbridge Wells?

Unless a prior acquisition of the premises took place after 12 October 2013 you may assume that solicitors delivering conveyancing in Royal Tunbridge Wells to remain encouraging a chancel search and or insurance against a claim.

My wife and I have a semi-detached Victorian property in Royal Tunbridge Wells. Conveyancing lawyer represented me and HSBC Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Royal Tunbridge Wells and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing solicitor who conducted the purchase.