Do the Building Society Association intend to launch a searchable register to list solicitors on the Darlington Building Society conveyancing panel for example in Tonbridge?

We would not expect to be advised of any plans on the part of the BSA to promote such a register.

I am assisting my aunt sell her flat in Tonbridge. Does the conveyancing solicitor order the energy assessment or it is for the owner to coordinate?

Following the demise of HIPs, energy performance certificates was kept a required part of moving property. An energy assessment must be commissioned prior to the property being placed on the market. It is not something that solicitors normally arrange. Where you are using a Tonbridge conveyancing solicitor they might be able to arrange energy assessments due to their contacts with long established Tonbridge providers

My husband and I have organised a further advance on our home loan from Lloyds as we want to conduct alterations to our house in Tonbridge. Do we need to select a nearby Tonbridge solicitor on the Lloyds conveyancing panel to deal with the paperwork?

Lloyds don't usually require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds panel.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Tonbridge solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Tonbridge 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 Tonbridge differ for new build properties?

Most buyers of new build property in Tonbridge contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Tonbridge typically buy the real estate, 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 conveyancers 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 Tonbridge or who has acted in the same development.

I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Tonbridge I like with amenity areas and station in the vicinity, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Tonbridge in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?

Should you require a mortgage that many years may be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years 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 current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

I require the services of a lender panel solicitor in Tonbridge. Could you help me?

Unfortunately it’s not apparent why you need a Tonbridge panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in Tonbridge are on their panel . If you do find such a firm in Tonbridge not listed please direct them to our site to list. After all the cost is only one £1 a month