I have just been advised by my broker that my Tonbridge lawyer is not on the bank Conveyancing panel. What can I do to be sure whether this is correct?
The first thing you need to do is to contact your Tonbridge lawyer directly. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a Tonbridge conveyancing practice that is on the approved list of lawyers for your bank.
Are the BSA planning on creating a searchable register to list firms on the Coventry BS conveyancing panel for example in Tonbridge?
We are not aware of any intention on the part of the BSA to promote such a tool.
My wife and I buying a end of terrace house in Tonbridge. Our aim is to convert the garage to an office at the property.Will the conveyancing process involve checks to see if these works were previously refused?
Your solicitor should check the deeds as conveyancing in Tonbridge can occasionally identify restrictions in the title documents which prohibit categories of changes or require the consent of a 3rd party. Some extensions require local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.
I have paid off my mortgage with TSB. I assume I don't need a Tonbridge property lawyer on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
After months of negotiation I have agreed a price on a house in Tonbridge. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. Not long after, the solicitor contacted me sheepishly admitting that they were not on the Aldermore 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 Aldermore 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.
I need some quick conveyancing in Tonbridge as I am under a deadline to complete inside 4 weeks. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save money and time?
If.Given you are are a cash purchaser you are at free not to do searches although no conveyancer would recommend that you don't. Drawing on years of experience of conveyancing in Tonbridge the following are instances of issues that can crop up and adversely impact the marketability of the property: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...
I am using a search engine for the term on line conveyancing in Tonbridge it brings up many solicitorsin the vicinity. With so much choice what is the best way to find the right solicitor for my move?
The preferential way of choosing a suitable conveyancer is through a personal referral, so seek the counsel of colleagues and those you trust who have acquired a property in Tonbridge or a local estate agent or financial adviser. Charges for conveyancing in Tonbridge differ, so it's a good idea to request a minimum of three fee calculations from different solicitors. Make sure that you clarify that the fees are fixed.