We note that you have a search directory listing law firms on the Co-operative conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Fetcham?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Fetcham.
Having invested time reading consumer advice sites for a conveyancing solicitor in Fetcham, many say that I must use a CQS accredited lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's biggest lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Fetcham is one of the many areas of the UK where there are CQS lawyers.
We are buying a 3 bedroom semi in Fetcham. We would like to an extension at the rear at the house.Will the conveyancing process involve checks to determine if these works were previously refused?
Your solicitor will review the deeds as conveyancing in Fetcham can on occasion identify restrictions in the title deeds which prohibit certain alterations or require the consent of another owner. Certain extensions need local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.
I currently have a mortgage with Nottingham for my property in Fetcham. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nottingham?
Nottingham must be informed of your intention prior to renting your property as this is likely to be a breach of Nottingham’s mortgage conditions. It may be that Nottingham will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nottingham directly. You need not do this via a Nottingham conveyancing panel lawyer.
It is not clear whether my mortgage offer requires a lease extension. I have called my Fetcham bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Fetcham conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend in accordance with their published requirements. I simply don't know who is right.
Your conveyancing practitioner must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
A colleague recommended that if I am purchasing in Fetcham I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Fetcham conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Fetcham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Fetcham Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Fetcham.
Do I need to be suspicious about estate agents that I am dealing with are recommending an internet conveyancing firm as opposed to a local Fetcham conveyancing practice?
As with many professional services, often referrals from relatives can be extremely useful or valuable. Yet there are lots of players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies may suggest solicitors to choose. Sometimes these solicitors might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the endorsement. You are free to select your preferred lawyer. Don't forget that many lenders specify a panel list of lawyers you have to use for the lender related work in your house move.
I am attracted to a couple of flats in Fetcham which have in the region of fifty years unexpired on the lease term. Will this present a problem?
There are no two ways about it. A leasehold apartment in Fetcham is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the marketability of the premises. The majority of purchasers and lenders, leases with under 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Fetcham conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Fetcham Conveyancing for Leasehold Flats - Examples of Queries before buying
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Are any of leasehold owners in dispute over their service charge payments? You should want to discover as much as you can regarding the company managing the block as they can either make life much easier or problematic. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to daily issues such as the cleanliness of the common parts. You should not be afraid to ask prospective neighbours what they think of them. Finally, investigate as to the dates that the service fees are due to the managing agents and precisely what you get for your money. Is anyone aware of any major works in the near future that will increase the maintenance charges?