What is the first thing I need to know regarding purchase conveyancing in Cobham?
You may not hear this from too many lawyers but conveyancing in Cobham and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists lots of opportunity for friction between you and other parties involved in the transaction. For example, the seller, estate agent and even potentially the lender. Selecting a solicitor for your conveyancing in Cobham should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose role it is to protect your best interests and to protect you.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone must be at fault for the process being so protracted. We recommend that you your first instinct should be to trust your solicitor ahead of the other players in the home moving process.
My stepmother advised me that in purchasing a property in Cobham there may be a number of restrictions prohibiting external alterations to a property. Is this right?
There are anumerous of properties in Cobham which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Cobham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Does a directory service exist listing Virgin Money panel solicitors in Cobham on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings viewable over the internet. If you are in need of a Cobham lawyer on the Virgin Money please make the most of our facility.
Nationwide have agreed my home loan in principle, my offer on a apartment in Cobham has been agreed to, now what?
Your estate agent will need to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Contact Nationwide or the financial adviser and finish off any relevant paperwork. Nationwide will instruct a valuer who will get in touch with the estate agent or owners to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Nationwide will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Cobham.
What can a local search reveal regarding the property I am buying in Cobham?
Cobham conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance PSG The local search plays an important role in many a Cobham conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Cobham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cobham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cobham you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cobham may ascertain 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 transfer to a new firm as I need to select one who is on the Skipton Building Society conveyancing list. I hired a local conveyancing solicitor in Cobham round the corner but she is not approved by Skipton Building Society
It would be our pleasure to assist you find a conveyancing solicitor in Cobham on the Skipton Building Society panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Cobham. In utilising search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Cobham.
What are your top tips when it comes to finding a Cobham conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Cobham conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you make enquires with two or three firms including non Cobham conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
-
How familiar is the firm with lease extension legislation? If the firm is not ALEP accredited then why not?
Cobham Conveyancing for Leasehold Flats - Examples of Queries before buying
-
This information is important as a) areas may result in problems in the block as the communal areas may begin to deteriorate where repairs are not paid for b) if the leaseholders have an issue with the running of the building you will wish to know about it Most Cobham leasehold properties will incur a service charge for maintenance of the block invoiced by the freeholder. Should you acquire the apartment you will have to meet this amount, normally in instalments accross the year. This may vary from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a ground rent to be met annual, normally this is not a exorbitant figure, say around £50-£100 but you should to check as on occasion it can be surprisingly expensive.