Our bank has suggested solicitors on their panel based in Cobham but I would rather instruct a conveyancing lawyer in Cobham round the corner to me. Are you able to assist?
The minority of Cobham conveyancing practices are approved and listed on all lender’s conveyancing panel. Use our search tool to locate a Cobham conveyancing conveyancer on the on the bank panel.
Can I be sure that the Cobham conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Cobham getting 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 advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your transaction.
The formalities of my purchase has taken place for my property in Cobham. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
After what feels like an age I have had an offer on a flat in Cobham accepted, the sellers do however have an associated purchase. The sellers have put an offer on a flat, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a nearby conveyancing solicitor in Cobham. What do I do now? When do I get the mortgage application with RBS going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is approx one thousand pounds, then valuation, Cobham conveyancing search costs, etc). The first thing to do is check that your conveyancer is on the RBS approved list. Regarding the next phase this very much dictated by the specifics of your transaction, attraction to the property and on the state of the market. In a hot market some buyers will apply for a home loan with RBS and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to move forward with the conveyancing in Cobham.
I am purchasing my first flat in Cobham with the aid of help to buy. The sellers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not to tell my conveyancer about this side-deal as it could adversely affect my loan with Alliance & Leicester . Do I keep my lawyer in the dark?.
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.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one close by in Cobham I like with open areas and transport links nearby, however it only has 61 remaining years left on the lease. There is not much else in Cobham in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Taking into account that I will soon spend over three hundred thousand on a property in Cobham I wish to have a conversation with the solicitor regarding thehome move before appointing the firm. Is this something that you can arrange?
Absolutely - we would be delighted to talk to you we do not take any clients on without you first talking to the solicitor due to be doing your property ownership legalities in Cobham.There is no ‘factory style conveyancing’ - every client is unique person, not a matter reference. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Cobham should be the figure that you end up paying.
I am in need of some leasehold conveyancing in Cobham. Before I set the wheels in motion I would like to find out the number of years remaining on the lease.
Assuming the lease is registered - and 99.9% are in Cobham - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I acquired a garden flat in Cobham, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Cobham with a long lease are worth £185,000. The ground rent is £65 levied per year. The lease ends on 21st October 2085
With 60 years remaining on your lease we estimate the premium for your lease extension to range between £20,000 and £23,000 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.