My financial adviser requires my Tunbridge Wells solicitor’s panel member for the Santander conveyancing panel. How do I discover this. I have called my local Tunbridge Wells branch but they cant find it on their system.
You are best placed to get this information from your Tunbridge Wells solicitor . They maintain a central record lender panel numbers.
How can we tell if a Tunbridge Wells conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Tunbridge Wells seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer conducting your conveyancing.
I currently have a mortgage with UBS for my property in Tunbridge Wells. Conveyancing was finalised some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
UBS must be informed of your intention prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel solicitor.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Tunbridge Wells solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Tunbridge Wells surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Tunbridge Wells differ for new build properties?
Most buyers of new build property in Tunbridge Wells contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Tunbridge Wells typically buy the site, 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 used to new build conveyancing in Tunbridge Wells or who has acted in the same development.
Given that I will soon part with £400,000 on a terraced house in Tunbridge Wells I would like to have a conversation with the conveyancer about myconveyancing in advance of giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be carrying out your conveyancing in Tunbridge Wells.There is no ‘factory style conveyancing’ - every client is unique individual, not a case number. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Tunbridge Wells should be the amount on the final invoice that you are charged.
I own a leasehold house in Tunbridge Wells. Conveyancing and Virgin Money mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1998. The conveyancing practitioner in Tunbridge Wells who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. You do not need to instruct a Tunbridge Wells conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a basement flat in Tunbridge Wells, conveyancing was carried out 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Tunbridge Wells with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease comes to an end on 21st October 2099
With 80 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as 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 the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.