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Conveyancing in Tunbridge Wells Q & A's

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Ask Lorraine a question lorraine@homewardlegal.co.uk

Updated: 15/10/17

Transport and public service information if you’re buying or selling residential property in Royal Tunbridge Wells -

By road: Royal Tunbridge Wells is served by the A21 and A26. By rail: The nearest train station is Tunbridge Wells. By air: Of the airports nearest to Royal Tunbridge Wells, London Biggin Hill Airport is 22 miles away, Rochester Airport is 23 miles, London Gatwick Airport 24, and London City Airport, 43 miles.

Hospital: Tunbridge Wells, Tonbridge Road, Pembury, Royal Tunbridge Wells, TN2 4QJ. Council: Borough of Tunbridge Wells Council (www.tunbridgewells.gov.uk).

Attractions: Dunorlan Park, Tunbridge Wells Museum and Art Gallery, The Pantiles, Bewl Water, Scotney Castle, and Spa Valley Railway.

Q.

We have received a conveyancing quote from you for a cottage in Royal Tunbridge Wells, which looks very reasonable, but are there any additional fees that we are unaware of?

No, because Homeward Legal never hides any extra costs for conveyancing work, unlike a number of other firms, who provide estimates disguised as quotes. There are often costs described in the small print of the terms of engagement, meaning that your final legal bill may be much more than you had budgeted for. Homeward Legal’s quotes provide clear statements of your legal fees and disbursements for a standard conveyancing transaction. Try our quote calculator, or call our team of conveyancing experts on 0800 038 6699, supported by our ‘No Move, No Fee’ cast-iron guarantee.

Q.

We are buying a semi-detached house in Pembury. Are the many conservation areas in the Royal Tunbridge Wells region likely to affect us?

These conservation areas pinpoint neighbourhoods that are of historic or architectural significance. Your conveyancing solicitor will provide more details regarding the relevant conservation area restrictions in Royal Tunbridge Wells and its associated villages, and whether your property falls within one of them.

Q.

What is the council tax on a Fifties, terraced, Band D property in Southborough?

The Borough of Tunbridge Wells Council is responsible for setting and collecting the council tax for properties in the town and the surrounding villages. Your solicitor will contact them to establish the right band and the current tax rate, which will then be detailed in the resultant report on title. The latest council tax rates are available at the council’s website (see the public service information section at the head of these FAQs). For the 2016/2017 tax year, the tax rates were:

  • Band A - £1,053.55
  • Band B - £1,229.15
  • Band C - £1,404.73
  • Band D - £1,580.33
  • Band E - £1,931.51
  • Band F - £2,282.70
  • Band G - £2,633.88
  • Band H - £3,160.66

Retrieved on 1 March 2017

Q.

We really want to speed up the conveyancing on our purchase of a townhouse in the centre of Royal Tunbridge Wells, but what can we do to guarantee a fast conveyancing process?

First of all, and critical to the speed of the conveyancing, you should appoint your solicitor as early as possible so that the legal work can begin immediately. With Homeward Legal, our panel of solicitors are incentivised to be proactive in their communication, and we have invested in cutting-edge case management systems. Don’t worry about appointing one of our solicitors early, because you are protected by our ‘No Move, No Fee’ guarantee. Give our experts a call on 0800 038 6699 to arrange a fixed-fee quote. Second, there is a range of things you can also do to get moving sooner, including:

  • getting your mortgage offer in place
  • filling in and returning any forms expediently
  • promptly answering your solicitor's questions (and by email if possible)
  • chasing your solicitor if you suspect any avoidable delays
Q.

I’m going to need a mortgage for my mid-terrace house in Hildenborough and, given the number of lenders in the area, which ones do you work with?

Like many large towns, Royal Tunbridge Wells has a large number of mortgage lenders with offices in the area. Of those mortgage experts, approved by the Council of Mortgage Lenders, Homeward Legal has regularly worked with the majority of them. Local mortgage lenders and brokers include:

  • Coutts & Co., Wellington Gate, 7-9 Church Road, Tunbridge Wells, TN1 1HT
  • Just Mortgages Ltd., 66 London Rd, Southborough, Tunbridge Wells, TN4 0PR
  • Mother Goose Mortgages Ltd., 144 London Road, Southborough, Tunbridge Wells, TN4 0PJ

The lawyer handling the work for your Royal Tunbridge Wells purchase should be able to confirm any additional costs or hurdles likely to be associated with your chosen lender.

Q.

When you factor in recent climatic events (such as the worrying amount of flooding in the UK in April 2012), are the searches the ideal way to establish sufficient information about the evolving flood-risk in the Royal Tunbridge Wells area?

A competent conveyancing solicitor should carry out more in-depth flood searches if the environmental searches identifies a significant level of risk of flooding in the local Royal Tunbridge Wells area. However, because of the increased press coverage of adverse weather events, to allay your fears further, you might like to chat with a future neighbour. Or you could try talking to a local expert, like:

  • G D Surveyors Ltd., Pantiles Chambers, 85 High Street, Royal Tunbridge Wells, TN1 1XP (Tel: 01892 800191)
Q.

How long can the conveyancing take for selling a property in Tunbridge Wells?

The amount of time needed to sell or purchase property varies. This duration is completely dependent on several issues that can affect the property (for example, if either party has a mortgage to organise). Our lawyers at Homeward Legal strive to ensure any problems receives the most proactive service, resulting in the fastest possible outcome. Use our online quote calculator or give us a call on 0800 038 6699 for a fixed-fee quote.

Q.

We are anticipating the move from our terraced home on the outskirts of Tunbridge Wells to a flat in Tenterden, so at what point should we book a removals firm?

It is very tempting to book up every person and firm involved in your move as early as possible, because it makes it feel more real. However, Homeward Legal would highly recommend that you hold off booking up a removals firm until the exchange of contracts. It is only at this point that you will have a firm date for your move.

Q.

Do I need a chancel liability search when you are purchasing close by priory land in Tunbridge Wells?

A.

Where land in Tunbridge Wells was once owned by a lay-rector, new owners of that property may be obliged to contribute towards the cost of repairs to a local church. Owners who have bought property prior to 2003 may be totally unaware that a liability exists if a chancel search was not carried out. The solicitor acting on your behalf will be able to advise as to whether a chancel search is necessary. Tunbridge Wells Church of England properties include S. Barnabas' Church, St Peter, Holy Trinity with Christ Church and Holy Trinity with Christ Church.

Q.

Why does conveyancing for a purchase take so long?

A.

The conveyancing process in Tunbridge Wells will occasionally suffer setbacks. We seek to minimise their cost by, for example, ordering searches as early as possible. Reasons for delay include slow solicitors acting for the other side.

Q.

We are anticipating to move from our terraced home on the outskirts of Tunbridge Wells into a flat in Tenterden at what point to book a removals firm?

A.

We would usually encourage home movers hold off until after the contracts have exchanged as a definitive date will not have accepted by both parties.

Local removals firms include Grosvenor Removals, 210 Upper Grosvenor Rd, Tunbridge Wells, TN1 2EH Phone: 01892 640773 or Bishops Move, 14 Spa Ind Pk/Longfield Rd, Tunbridge Wells, TN2 3EN Tel: 01892 530191.

Q.

What can we do to get out of paying out for stamp duty?

A.

Homeward Legal do not recommend any form of stamp duty scheme, as such schemes are often uneconomical and , if the scheme fails, you may be charged a penalty of up to 100% of the stamp duty amount owed.

Q.

Is an online ID fee a fee or a disbursement?

A.

Disbursements and fees should be clearly stated on the quote for your conveyancing, without any hidden charges in the 'small print'. This cost is a fee not a disbursement. It should be included in your quote.

Q.

Which conveyancing searches does the conveyancer in Tunbridge Wells carry out when carrying out the conveyancing for a Tunbridge Wells flat?

A.

Standard conveyancing protocol is to obtain Local Authority Search, Drainage Search (Con29DW), Environment Search and Coal Mining Search (Con29M) as well as any special local Tunbridge Wells searches, which might include Commons Registration Search.

Q.

What do conveyancing searches apply to?

A.

Searches are questions requested by the purchaser's property lawyer with local and national organisations, which may include an environmental search. These searches provide much needed information, however they only deal with the legal condition of the property's title.