What is the best way to search for the right solicitor who will provide a first class service for our conveyancing in Royal Tunbridge Wells?

Option 1 is to ask relatives whom they would seek assistance from.

Second, use a search tool on the web for conveyancing in Royal Tunbridge Wells. Ring two or three listed and request that they forward you their conveyancing quote and discuss your needs with the solicitor who will conduct the conveyancing beforecommitting.

Option 3 is to make use of this site to help you find the right lawyers taking into account your personal requirements including the type of property,deadlines, complexity and who your intended mortgage company is. Avoid the trap of appointing ninety nine pound conveyancing in Royal Tunbridge Wells

My wife and I are purchasing a apartment in Royal Tunbridge Wells. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit money into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Last month we had a mortgage agreed in principle with TSB. Royal Tunbridge Wells conveyancing lawyers are appointed. How long does it take for TSB to forward the offer to the lawyer?

There is no definitive answer here. Have TSB conducted the survey? Have you advised TSB as to your lawyers' details and checked that your lawyers are on the TSB conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have decided to exercise my right to buy my property in Royal Tunbridge Wells off the council. I have a mortgage agreed with Bank of Ireland. 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 Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.

We are close to exchanging contracts on the sale of our house in Royal Tunbridge Wells and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers used a web based conveyancing firm as opposed to a conveyancing solicitor in Royal Tunbridge Wells. Having lived in Royal Tunbridge Wells for many years we know that this is a non issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)

I own a 4 bedroom Edwardian property in Royal Tunbridge Wells. Conveyancing practitioner represented me and Bank of Ireland. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?

You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Royal Tunbridge Wells and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing solicitor who completed the work.

I wish to let out my leasehold apartment in Royal Tunbridge Wells. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

Even though your last Royal Tunbridge Wells conveyancing lawyer is not available you can check your lease to check if you are permitted to let out the property. The accepted inference is that if the lease is non-specific, subletting is allowed. Quite often there is a prerequisite that you need to seek consent from your landlord or some other party before subletting. This means that you cannot sublet without prior permission. The consent should not be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

I am the registered owner of a 2 bed flat in Royal Tunbridge Wells, conveyancing having been completed February 2008. Can you work out an approximate cost of a lease extension? Comparable flats in Royal Tunbridge Wells with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease expires on 21st October 2080

You have 55 years remaining on your lease we estimate the price of your lease extension to span between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.