Do the conveyancing lawyers listed on your site perform conveyancing in Tunbridge Wells by way of an attended exchange?

We do have a number of conveyancing specialists carrying out 24hr exchanges. Please call us to get a conveyancing quote and details as to dates.

I am aiming to move property in February. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Tunbridge Wells. Conveyancing firm was found before I stumbled across your site.

On the day of completion you will need to collect the house keys from your selling agent however this can only happen when the sellers conveyancers advise the agent that they have the completion monies and the keys can be collected. Subsequently you will need to tell the removal company that you are ready to move in. We are not in a position to suggest a particular removal company but can help you locate a residential property solicitor in Tunbridge Wells or a legal practice that specialises in conveyancing in Tunbridge Wells.

My wife and I purchasing a victorian detached house in Tunbridge Wells. The intention is to convert the garage to an office at the property.Will the conveyancing process involve investigations to determine if these works are prohibited?

Your solicitor will review the registered title as conveyancing in Tunbridge Wells will on occasion identify restrictions in the title deeds which prohibit certain works or need the consent of another owner. Some works need local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

We have agreed to purchase a house in Tunbridge Wells. An unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with RBS your lawyer must follow the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for RBS. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and lawyers are required to report to RBS where a lease does not satisfy these requirements. The conditions relate to the installation of panels on properties nationwide and is not restricted to Tunbridge Wells.

How does conveyancing in Tunbridge Wells differ for newly converted properties?

Most buyers of new build residence in Tunbridge Wells approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Tunbridge Wells typically purchase 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 used to new build conveyancing in Tunbridge Wells or who has acted in the same development.

Over the last few months I have been searching for a flat up to £235,500 and found one close by in Tunbridge Wells I like with open areas and transport links in the vicinity, however it's only got 49 remaining years left on the lease. I can't really find anything else in Tunbridge Wells for this price, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.

Estate agents have just been given the go-ahead to market my basement flat in Tunbridge Wells. Conveyancing solicitors are to be appointed soon, but I have just received a quarterly maintenance charge demand – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the service charge as normal given that all ground rent and service charges should be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Leasehold Conveyancing in Tunbridge Wells - A selection of Queries before Purchasing

How many years remain on the lease? How much is the ground rent and service charge? Is there a share of the freehold?