I own a freehold premises in Godalming but still charged rent, why is this and what is this?
It’s unusual for properties in Godalming and has limited impact for conveyancing in Godalming but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.
Our mortgage company has suggested a law firm on their panel based in Godalming but I would rather choose a conveyancing lawyer in Godalming local to me. Can you assist?
Far from all Godalming conveyancing firms are listed all banks conveyancing panel. Do make the most of our search tool to identify a Godalming conveyancing conveyancer on the on the lender panel.
We previously chose conveyancing lawyers with offices in Godalming on the Co-operative solicitor approved list. They have just billed me a separate amount for handling the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your property lawyer is entitled to charge a fee for this. The fee is not dictated by Co-operative but by your Godalming conveyancing practitioner. Plenty of firms on the Co-operative panel will charge an ‘acting for lender’ fee and others do not.
After shopping around on the internet I have found a Godalming lawyer having checked that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Godalming postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Godalming.
RBS have agreed my home loan in principle, my offer on a property in Godalming has been accepted, what are the next steps?
Your property agent will wish to be informed of your conveyancing practitioner's details (ensure that the solicitors are on the bank’s panel). Telephone RBS or the broker and finalise any relevant forms. RBS will instruct a valuer who will get in touch with the selling agent or owners to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. RBS will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Godalming.
We are intent on selling our home in Godalming and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers instructed a nationwide conveyancing practice as opposed to a conveyancing solicitor in Godalming. Having lived in Godalming for three years we know of no issue. Should we get in touch with our local Authority to get confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? 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)
Are there restrictive covenants that are commonly identified during conveyancing in Godalming?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Godalming. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Godalming differ for newly converted properties?
Most buyers of new build premises in Godalming contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because builders in Godalming usually purchase 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 used to new build conveyancing in Godalming or who has acted in the same development.