We are due to complete buying a property in Cobham but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the vendor in the sum of £3k in the form of a reduction in the price. I had intended this to be addressed as part of a side agreement but Bank of Ireland will not agree to this. Should they have been approached?
Your lawyer being on a Bank of Ireland approved list is duty bound to inform Bank of Ireland of any variations to the purchase price. If you were to refuse your solicitor to disclose the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new property lawyer for your conveyancing in Cobham.
Completed the sale of my flat in Cobham last August yet the purchaser is SMS messaging me to say her conveyancer needs to hear from mine. What should have happened now that I have sold?
After completion of your house sale your lawyer should deliver the transfer deeds and all supplemental paperwork to the buyer’s lawyers. Depending on the transaction, your lawyer must also confirm that the legal charge in favour of the lender has been discharged to the buyers conveyancers. There are no post completion formalities unique to conveyancing in Cobham.
we are a couple who wish to acquire a 1 bedroom flat in Cobham with a residential mortgage from The Mortgage Works.We like our Cobham conveyancing lawyer but The Mortgage Works says her practice is not on their approved list of member firms. It seems we are left with little choice but to instruct a The Mortgage Works panel firm or keep our high street solicitor and fork out for a The Mortgage Works panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you contains various provisions, one of which will be that conveyancers needs to be on the The Mortgage Works approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for The Mortgage Works
I am helping my sister sell her property in Cobham. Does the solicitor order the energy performance certificate or it is for the owner to coordinate?
Following the demise of HIPs, energy assessments was kept a compulsory component of moving house. An EPC must be commissioned before the property is put on the market. It is not a task that law firms normally organise. If you are using a Cobham conveyancing lawyer they might be willing to arrange energy performance certificates given their contacts with reputable Cobham providers
I'm spending time viewing flats in Cobham and I am about to put in an offer. Should I already have a conveyancer appointed at this stage? I am planning to take a home loan with HSBC.
It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are taking out a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.
I am currently in the process of buying my council flat in Cobham. I have a mortgage agreed with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Cobham I like with a park and transport links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Cobham for this price, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
What does commercial conveyancing in Cobham cover?
Commercial conveyancing in Cobham incorporates a wide array of advice, provided by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.