Souldappointing a Godalming conveyancing firm make the ownership transfer smoother?
Godalming is a unique place, where local experience helps. The relaxed pace of life is great – just not when it comes to your conveyancing. The solicitors that we work with host deep Godalming intelligence with a proactive, hands-onattitude that helps the conveyancing to progress actively engaging with all parties to reduce communication delays. It is a distinct advantage that they benefit from good rapport with financial advisers, estate agents, valuers and other Godalming conveyancing firms
Are the BSA planning on creating a search tool with a view to to identify law firms on the Earl Shilton BS conveyancing panel for example in Godalming?
We would not expect to be advised of any intention on the part of the BSA to promote such a tool.
My partner and I are selling our home in Godalming and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers are using a factory type conveyancing firm rather than a conveyancing solicitor in Godalming. We have lived in Godalming for 4 years we know of no issue. Is it a good idea to contact our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
The deeds to our home can not be found. The solicitors who dealt with the conveyancing in Godalming 10 years ago have long since closed. What do I do?
Nowadays there are copies made of almost everything, and your solicitor should be aware exactly where to find all the relevant paperwork so you can buy or dispose of your property without a hitch. Where duplicates can’t be located, your conveyancer can put in place insurance or indemnities against possible claims on the property.
I opted to have a survey done on a property in Godalming in advance of instructing solicitors. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some mortgage companies may refuse to grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you e-mail us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Godalming. Conveyancing will be smoother if you use a solicitor in Godalming especially if they are acquainted with such properties in Godalming.
Do you have any advice for leasehold conveyancing in Godalming from the point of view of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Godalming can be reduced if you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold information needed by the purchasers’ conveyancers. If you have carried out any alterations to the premises would they have required Landlord’s consent? In particular have you laid down wooden flooring? Most leases in Godalming state that internal structural alterations or laying down wooden flooring necessitate a licence from the Landlord acquiescing to such changes. If you fail to have the consents in place you should not communicate with the landlord without checking with your conveyancer in the first instance. Some Godalming leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share certificate. Arranging a re-issued share certificate is often a time consuming formality and frustrates many a Godalming home move. If a duplicate share is required, you should approach the company officers or managing agents (where applicable) for this as soon as possible.
I inherited a 1st floor flat in Godalming, conveyancing was carried out April 2012. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Godalming with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2106
With just 80 years remaining on your lease we estimate the price of your lease extension to range between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.