Do lenders provide you with an approved list of Tonbridge conveyancing solicitors? How do you know who is on the RBS conveyancing panel?

Tonbridge conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.

We are purchasing a 3 bedroom semi in Tonbridge. Our aim is to an extension at the rear at the property.Will legal conveyancing on the property involve checks to see if these alterations are allowed?

Your conveyancer will check the deeds as conveyancing in Tonbridge can occasionally identify restrictions in the title deeds which prohibit certain changes or necessitated the consent of a 3rd party. Some additions need local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.

I am currently in the process of buying my council flat in Tonbridge. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.

I recently had an offer agreed on an apartment in Tonbridge. My mortgage broker pressured me to appoint their conveyancer. I paid an on account payment of £225. A few days later, the conveyancing practitioner called me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

How does conveyancing in Tonbridge differ for new build properties?

Most buyers of new build or newly converted property in Tonbridge come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is finished. This is because house builders in Tonbridge usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Tonbridge or who has acted in the same development.

Am I right to be concerned by brokers that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a High Street Tonbridge conveyancing firm?

As is the case with lots of professional services, often recommendations from family and friends can be most helpful. But there are many players in a conveyancing matter; estate agents, financial adviser and mortgage companies might all put forward lawyers to instruct. Sometimes the solicitors might be known to one of the organisations as being good in their field, but occasionally there exists a commercial relationship behind the recommendation. You have the right to select your preferred lawyer. You need to be aware that the majority of mortgage providers specify a panel list of conveyancers you are obliged to use for the mortgage related work in your house move.

Should I stop the direct debit for my mortgage with HSBC as soon as a completion date for my home sale in Tonbridge has been set?

No, you must keep meeting any mortgage sums to HSBC until the mortgage is repaid out of the proceeds of sale as part of your Tonbridge conveyancing.