Finally the sale completed on my house in Bookham last July yet the purchaser is whats apping daily complaining that his lawyer is waiting to hear from mylawyer. What are the post completion sale legalities following completion?
After completion of your house sale your lawyer is duty bound to forward the transfer documentation and all supplemental paperwork to the buyer’s solicitors. Depending on the transaction, your solicitor should also confirm that the mortgage has been redeemed to the buyers lawyers. There is unlikely to be post completion requirements specific conveyancing in Bookham.
I am aiming to move property in January. Does my conveyancing solicitor update the removal company on the completion day. As an aside, can you suggest a removal company in Bookham. Conveyancing lawyer was organised before I stumbled across your website.
On the afternoon of completion you will need to pick up the keys from the property agent however this can only happen once the sellers solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be given over. You can advise the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can assist you in finding a conveyancing in Bookham or a lawyer that specialises in conveyancing in Bookham.
Is it correct that all Bookham CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved practices?
A selection of banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
Completion of my remortgage has taken place for my property in Bookham. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Despite weeks of looking the Title Certificate and documents to our house are lost. The solicitors who conducted the conveyancing in Bookham 5 years ago have long since closed. Will I be able to sell the house?
Assuming the title is registered the details of your proprietorship will be retained by the Land Registry with a Title Number. It is easy to perform a search at the Land Registry, find your property and order current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
I am buying my first flat in Bookham with the aid of help to buy. The builders refused to reduce the amount so I negotiated £7000 of additionals instead. The property agent suggested that I not disclose to my solicitor about the extras as it could put at risk my mortgage with Santander. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance 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.
I am looking at a two flats in Bookham which have approximately forty five years unexpired on the lease term. Will this present a problem?
A lease is a right to use the property for a prescribed time frame. As the lease shortens the marketability of the lease decreases and it becomes more expensive to extend the lease. For this reason it is generally wise to increase the term of the lease. It is often difficulties arise selling premises with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease extension can be a protracted process. We recommend you seek professional assistance from a conveyancer and surveyor with experience in this area.
I bought a 2 bed flat in Bookham, conveyancing was carried out February 2001. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Bookham with over 90 years remaining are worth £255,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2099
With 73 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt 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.
Living abroad it is not practicable to be present at my Bookham conveyancing solicitors office to sign documents for conveyancing in Bookham – will this be problematic?
You need not be concerned. Bookham conveyancing lawyers can conduct conveyancing transactions for clients from a distance. You are unlikely to be required to attend a Bookham conveyancers office. Almost all lawyer can deal with all communications via phone, post and email - whatever works for you.