It is is a decade since I acquired my house in Cobham. Conveyancing lawyers have just been instructed on the sale but I am unable to locate the title deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be retained by the mortgage company or they may be in the possession of the solicitor who acted in the purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Cobham relates to registered property but in the rare situation where your home is not registered it is more tricky but is resolvable.
We are downsizing from our home in Cobham and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Cobham conveyancer would know that there is no such problem. It does beg the question why the buyers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Cobham. Having lived in Cobham for many years we know of no issue. Should we get in touch with our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
How does conveyancing in Cobham differ for newly converted properties?
Most buyers of new build property in Cobham come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Cobham tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cobham or who has acted in the same development.
I opted to have a survey completed on a property in Cobham ahead of retaining solicitors. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some banks will refuse to give a loan on a flying freehold home.
It varies from the lender to lender. Lloyds has different requirements for example to Birmingham Midshires. If you e-mail us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Cobham. Conveyancing will be smoother if you use a solicitor in Cobham especially if they are accustomed to such properties in Cobham.
Do I need to be concerned about estate agents that I am dealing with are recommending a national conveyancing firm rather than a High Street Cobham conveyancing practice?
As is the case with lots of service providers, often suggestions from relatives can be worth their weight in gold. Nevertheless there are many parties with a keen interest in a conveyancing matter; estate agents, financial adviser and banks might all put forward solicitors to appoint. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there may be a financial incentive behind the endorsement. You are free to choose your own lawyer. You need to be aware that the majority of banks operate an approved list of solicitors you have to use for the mortgage aspect of your home move.
I am buying a leasehold property in Cobham. Conveyancing estimates are averaging around £1800. Does that seem right?
The average cost in 2014 for conveyancing in Cobham was £1,419 excluding SDLT and HM Land Registry charges.