It has come to my attention via my mortgage adviser that my Tunbridge Wells the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to be sure whether this is correct?

You need to contact your Tunbridge Wells lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they may be able to suggest a Tunbridge Wells conveyancing firm that is on the conveyancing panel for your lender.

In what way does my ID and proof of funds have anything to do with my conveyancing in Tunbridge Wells? Why is this being asked of me?

Tunbridge Wells conveyancing solicitors and indeed property lawyers accross the UK have an obligation under Anti-terror and anti-money-laundering rules to check the ID of any client with a view to ensure that clients are who they say they are.

Conveyancing clients will need to produce two forms of certified identification; proof of ID (typically a Passport or Driving Licence) and evidence of address (usually a Utility Bill less than 3 months old).

Confirmation of source of funds is also required under the money laundering laws as solicitors are required to ensure that the monies you are using to acquire a property (whether it be the deposit for exchange or the total purchase amount where you are a cash purchaser) has originated from an acceptable source (such as employment savings) as opposed to the fruits of criminal activity.

My conveyancer has informed me that absentee landlord insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Tunbridge Wells?

The right level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such policies.

How can we tell if a Tunbridge Wells conveyancing solicitor on the HSBC panel is any good?

When it comes to conveyancing in Tunbridge Wells obtaining recommendations is a good start. 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 recommend that you speak with the lawyer handling your conveyancing.

I am buying a property in Tunbridge Wells. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?

Given that you are obtaining a mortgage with Nationwide your lawyer must follow the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to Nationwide where a lease does not meet these requirements. The provisions relate to the installation of panels on properties countrywide and is not restricted to Tunbridge Wells.

I today plan to offer on a house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have subsequently been informed that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Tunbridge Wells. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?

The majority of houses in Tunbridge Wells are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. We note that you are buying in Tunbridge Wells in which case you should be looking for a Tunbridge Wells conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your solicitor will advise you fully on all the issues.

I purchased a 2 bed flat in Tunbridge Wells, conveyancing having been completed 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Tunbridge Wells with a long lease are worth £181,000. The ground rent is £55 levied per year. The lease comes to an end on 21st October 2075

You have 50 years remaining on your lease we estimate the price of your lease extension to range between £32,300 and £37,400 plus legals.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.

My partner and I have recently had an offer accepted on a house and had an appointment on Wednesday with HSBC for the mortgage. They have informed me that when it comes to choosing a lawyer that unless they are on their approved panel of conveyancing practitioners then we will have to pay out an extra fee of about two hundred pounds. This is because they will then have to select a conveyancer to act for them in addition to the one we select for ourselves and we are liable for their fees. I have asked HSBC to send me with a list so I can request quotes only from their approved conveyancers but was told they dont have such a list to hand over. Is there a list online?

Ask HSBC what their panel criteria is for a solicitor.Then ask the conveyancing practitioner of your choice whether they meet the criteria and have they acted on loans for HSBC previously. If the answer to those is yes, then just double check with HSBC. Alternatively please make use of our search tool and we should be able to find you a lawyer in Tunbridge Wells on the approved list for HSBC.