I require conveyancing for an apartment in a relatively new development (6 years built) in Tunbridge Wells. Almost all the appartments have already been sold. Do I need carry out the conveyancing searches for my conveyancing in Tunbridge Wells?

You would be taking a significant risk in failing carrying out Tunbridge Wells conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that your solicitor conducts them. If speed and driving down costs are top of your issues you should consider with your conveyancer about the possibility of search insurance

It is a dozen years since I purchased my house in Tunbridge Wells. Conveyancing solicitors have just been retained on the sale but I am unable to find my deeds. Is this a problem?

You need not be too concerned. Firstly there is a possibility that the deeds will be kept by your lender or they could still be with the conveyancers who oversaw your purchase. Secondly the likelihood is that the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Tunbridge Wells involves registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.

Have just purchased a probate house at auction in Tunbridge Wells. Conveyancing is necessary. What are my next steps?

Given that you are now to in every practical sense signed on the dotted line you now have to instruct a conveyancing practitioner as a matter of priority as you are facing a fast approaching a drop dead date to complete the purchase. All auction property will have an associated legal set of papers. This will likely include most,if not all of the documents that your solicitor requires. Where you are dealing with leasehold premises the legal pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You should hand this to the conveyancer instructed by you as soon as possible. You also need to ensure that you have funds in place to complete the transaction on the set completion date.

My aunt advised me that in purchasing a property in Tunbridge Wells there could be a number of restrictions prohibiting external alterations to the property. Is this right?

There are a number of properties in Tunbridge Wells which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Tunbridge Wells should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am selling my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being a right pain. The Tunbridge Wells solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

As co-executor for the estate of my grandmother I am selling a residence in Swansea but reside in Tunbridge Wells. My lawyer (approximately 260 kilometers from meneeds me to execute a statutory declaration before completion. Could you suggest a conveyancing practitioner in Tunbridge Wells who can witness this legal document for me?

strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Tunbridge Wells

I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great price which is making it all the more appealing. I have just found out that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Tunbridge Wells. Conveyancing advisers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Tunbridge Wells ?

Most houses in Tunbridge Wells are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Tunbridge Wells in which case you should be looking for a Tunbridge Wells conveyancing solicitor and be sure that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is located on an estate. Your solicitor should advise you fully on all the issues.

I acquired a 1 bedroom flat in Tunbridge Wells, conveyancing having been completed in 1995. Can you work out an approximate cost of a lease extension? Similar properties in Tunbridge Wells with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 yearly. The lease finishes on 21st October 2075

With only 50 years left to run we estimate the price of your lease extension to span between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.