We are looking to buy a house and need a conveyancing solicitor in Cookham who is on the Virgin Money solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Cookham.
In researching mumsnet.com for a cheap solicitor in Cookham, most comment that I should instruct a CQS assured lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's biggest banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Cookham is one of the many areas in England and Wales where there are CQS solicitors.
How does conveyancing in Cookham differ for new build properties?
Most buyers of new build premises in Cookham come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Cookham usually acquire the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Cookham or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a property in Cookham ahead of retaining solicitors. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some lenders may refuse to issue a mortgage on such a house.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you e-mail us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cookham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cookham to see if the conveyancing costs will increase in light of this.
When it comes to leasehold conveyancing in Cookham what are the most frequent lease problems?
Leasehold conveyancing in Cookham is not unique. Most leases are individual and drafting errors can sometimes mean that certain provisions are not included. For example, if your lease is missing any of the following, it could be defective:
-
Maintenance charge proportions which don’t add up to the correct percentage A provision for the recovery of money spent for the benefit of another party.
You could encounter difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Barclays , Barnsley Building Society, and Britannia all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.
Cookham Leasehold Conveyancing - Sample of Questions you should consider before Purchasing
-
Its a good idea to find out as much as you can regarding the company managing the building as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to daily issues like the tidiness of the communal areas. You should not be shy to ask prospective neighbours what they think of them. On a final note, be sure you discover the dates that you are obliged pay the maintenance charge to the relevant party and specifically what it includes. Be sure to find out if there are any onerous restrictions in the lease. For example plenty of leases prohibit pets being allowed in certain buildings in Cookham. If you like the flatin Cookham yet your dog can’t make the move with you then you have a very difficult choice. Best to be warned if redecorating or some other significant cost is due shortly to be shared amongst the leasehold owners and will materially increase the the maintenance charges or require a specific payment.
My offer on detached house in Cookham was accepted, the owner does however have a tied purchase. The sellers have submitted an offer on on an apartment, but it’s not been accepted yet, and has viewings of other flats booked. I have selected a nearby conveyancing lawyer in Cookham. What should be my next step? At what stage should I apply for the mortgage with Coventry BS?
It is normal to have anxieties where there is an associated chain given your reluctance to incur expenses prematurely (home loan application is in the region of £1k, then valuation, Cookham conveyancing search charges, etc). The first course of action is to ensure that your lawyer is on the Coventry BS conveyancing panel. Concerning the subsequent steps this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. In a rising market many purchasers would apply for the mortgage with Coventry BS and arrange for the survey and only if it was satisfactory would they pay their solicitor to proceed with searches.