I am the sole beneficiary of my late father’s will and I have everything in my name now, including the my former home in Cobham. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership could be considered the same way as though I had purchased the property in March. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. How sensible a view lenders take of it, depend on the bank as this requirement is primarily there to pick up on subsales or the flipping of property.
How can we tell if a Cobham conveyancing solicitor on the Yorkshire BS 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 lawyer handling your conveyancing.
I have instructed a Cobham lawyer having made sure that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cobham postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Cobham.
Will commercial conveyancing searches reveal impending roadworks that could affect a commercial land in Cobham?
Its becoming the norm that commercial conveyancing solicitors in Cobham will order a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Cobham. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Cobham.
For every commercial conveyancing transaction in Cobham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Cobham commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Cobham.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Cobham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Cobham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Cobham is the location of the property. What do you suggest?
Flying freeholds in Cobham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cobham you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cobham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How simple is it to swap firm as I need to find one who is on the National Westminster Bank conveyancing list. I instructed a family conveyancing solicitor in Cobham five minutes from me but the firm is not accepted by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in Cobham on the National Westminster Bank panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Cobham. Using search facility on this site, you can contrast charges for conveyancing solicitors in Cobham and throughout England and Wales.
How and when do I incur the Stamp Duty Land Tax due for my purchase in Cobham?
The majority of solicitors will fill out a Land Transaction Return Form on your behalf as part of your Cobham conveyancing transaction for signature. After completion your conveyancing practitioner will submit your STL Return Form to the Inland Revenue and - assuming they have the money - settle any tax bill due for you.