I am in need of a conveyancer. Do I opt for an online conveyancer as opposed to a high street Cranleigh conveyancing solicitor?
Generally conveyancing lawyers in your neck of the woods will have excellent relationships with your local authority, which could help with the Cranleigh conveyancing searches that your solicitor will inevitably need. It can only assist if they enjoy strong connections with the Land Registry covering your area Cranleigh, other conveyancers in the location and Cranleigh Estate Agents.
We are purchasing a flat in Cranleigh. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am purchasing a property in Cranleigh. A rare aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Santander your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Santander. The CML Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Santander where a lease does not comply with these specifications. The requirements relate to the installation of panels on properties nationwide and is not isolated to Cranleigh.
At last I have had an offer on an apartment in Cranleigh agreed to, the vendors do nevertheless have a tied purchase. The vendors have put an offer on a flat, but it’s not yet agreed to, and have viewings of other properties booked. I have selected a bricks and mortar conveyancing solicitor in Cranleigh. What do I do now? At what point do I apply for the mortgage with Bank of Ireland?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then survey, Cranleigh conveyancing search fees, etc). First, you should ensure that your lawyer is on the Bank of Ireland conveyancing panel. As to the next phase this very much dictated by the specifics of your case, motivation for the property and on the state of the market. In a hot market many buyers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they request their lawyer to proceed with searches.
I appreciate that there are debates on Chancel Insurance on online forums. Do I need this when buying a property in Cranleigh? or I am told that there is a law dating back centuries that could mean that house owners residing in a parish church boundary may be liable to contribute towards maintenance to the chancel within the church. Is this a legitimate concern for conveyancing in Cranleigh?
Unless a prior acquisition of the property completed after 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Cranleigh to continue to suggest a chancel search and or chancel repair liability insurance.
I have a semi-detached Georgian property in Cranleigh. Conveyancing practitioner represented me and Halifax. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cranleigh and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing practitioner who conducted the purchase.
Just had an offer accepted on a new build apartment in Cranleigh. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Cranleigh
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I’m about to sell my 2 bed apartment in Cranleigh.Conveyancing has not commenced however I have recently received a yearly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as usual because all rents and maintenance invoices should be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially