Do conveyancers ask for money on account for my conveyancing in Farnham?
Where you are retaining lawyers for conveyancing in Farnham your solicitor will request that you to provide them with monies to cover the search fees. Normally this is asked for to cover the fees of the Local Authority Search. If any deposit is as part of the purchase price then this should be required shortly in advance of exchange of contracts. Any further balance that is needed will be payable a few days prior to the completion date.
I am helping my sister sell her property in Farnham. Will the conveyancing solicitor arrange an energy performance certificate or should I organise this?
Following the demise of Home Information Packs, energy performance certificates became a mandatory part of moving house. An EPC needs to be commissioned in advance of the property being marketed. It is not something that conveyancers normally organise. Where you are instructing a Farnham conveyancing lawyer they might be willing to arrange energy assessments given their contacts with long established local energy assessors
After much negotiation I have agreed a price on an apartment in Farnham. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £150. Shortly after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being difficult. The Farnham solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Farnham is the location of the property. Is there any advice you can impart?
Flying freeholds in Farnham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Farnham 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 Farnham may determine 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 property.
I'm remortgaging my current property to a buy to let loan with Skipton Building Society and intend to use the remaining equity towards further house. The neighborhood we are interested in is Farnham. Will your solicitors be able to act for the two mortgage companies and tie in the conveyances?
Make use of our comparison tool on this site to be sure that the solicitors are on the relevant lender panels. Having checked that they are your conveyancer will be able to connect the two conveyancing matters but you should talk with you solicitor and make clear your expectations and needs.
I need to retain a conveyancing solicitor for freehold conveyancing in Farnham. I have chance upon a site which seems to have the ideal answer If it is possible to get all this stuff done via phone that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I work for a long established estate agent office in Farnham where we see a number of leasehold sales derailed as a result of leases having less than 80 years remaining. I have received inconsistent advice from local Farnham conveyancing solicitors. Please can you confirm whether the vendor of a flat can start the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Farnham Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
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Be sure to discover if there is anything that is prohibited in the lease. By way of example plenty of leases prohibit pets being permitted in certain buildings in Farnham. If you like the apartmentin Farnham but your dog can’t live with you then you will be presented with a difficult determination. It is important to be aware whether changing the roof or some other significant cost is anticipated to be shared amongst the leaseholders and may well dramatically increase the the maintenance fees or require a one time payment.