Finally the sale completed on my house in Tunbridge Wells last June yet the purchaser is SMS messaging daily complaining that his solicitor is waiting to hear from myconveyancer. What should my lawyer have done following completion?

Following your sale your conveyancer should forward the transfer deeds and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer should also evidence that the home loan has been discharged to the buyers conveyancers. There is unlikely to be post completion requirements just for conveyancing in Tunbridge Wells.

I'm buying my first flat in Tunbridge Wells benefiting from help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not reveal to my solicitor about this deal as it would affect my loan with Nottingham Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What does commercial conveyancing in Tunbridge Wells cover?

Commercial conveyancing in Tunbridge Wells incorporates a wide range of guidance, supplied by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.

I am tempted by the attractive purchase price for a two maisonettes in Tunbridge Wells both have about fifty years unexpired on the lease term. Will this present a problem?

There are no two ways about it. A leasehold apartment in Tunbridge Wells is a wasting asset as a result of the reducing lease term. The nearer the lease gets to its expiry date, the more it adversely affects the salability of the premises. For most purchasers and lenders, leases with under eighty years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Tunbridge Wells conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I own a basement flat in Tunbridge Wells, conveyancing was carried out June 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Tunbridge Wells with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2081

With just 55 years left to run the likely cost is going to range between £31,400 and £36,200 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 a more accurate figure without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.

Me and my partner are planning to purchase a three bedroom first floor flatin Tunbridge Wells with a residential mortgage from a bank. We have selected a solicitor in Tunbridge Wells however our lender inform us now that she’s not on their "panel". We have to appoint one of the our lender panel firms or stay with our Tunbridge Wells conveyancer and incur the extra costs for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that our mortgage company use our Tunbridge Wells lawyer?

Unfortunately,no. The bank home loan offered to you is subject to its terms and conditions, one of which will be that solicitors will on the mortgage company's conveyancing panel. in the past, most banks had large numbers of law firms on their panels, including most conveyancing solicitors in Tunbridge Wells : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your bank.