Me and my partner are buying a flat in Godstone. I might seem paranoid but how we can trust a solicitor? On the day of competition we will need to put funds into their account. What protection do we have from them run away with our deposit?
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 buying a property in Godstone. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Nottingham your lawyer must comply with the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for Nottingham. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Nottingham where a lease does not satisfy these specifications. The requirements relate to the installation of panels on properties nationwide and is not isolated to Godstone.
My sealed bid on a detached house in Godstone has been accepted, but there is a chain. The sellers have placed an offer on a flat, however it’s not yet agreed to, and are looking at other flats booked. I have selected a high street conveyancing solicitor in Godstone. What should be my next step? At what stage do I apply for the mortgage with Aldermore?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Godstone conveyancing search charges, etc). The first course of action is to check that your lawyer is on the Aldermore approved list. Concerning the next stages this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. In a buoyant market many purchasers will apply for a home loan with Aldermore and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to proceed with the conveyancing in Godstone.
Me and my brother purchased a renovated Georgian house in Godstone. Conveyancing practitioner acted for me and Birmingham Midshires. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same property. Is it worth asking Birmingham Midshires to clarify?
You should review the Freehold register you have again and check the Charges Register for 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 Godstone and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who conducted the work.
How does conveyancing in Godstone differ for new build properties?
Most buyers of new build residence in Godstone approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is constructed. This is because builders in Godstone usually acquire the site, 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 accustomed to new build conveyancing in Godstone or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a straight forward, chain free conveyancing. Godstone is where the house is located. Can you shed any light on this issue?
Flying freeholds in Godstone are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Godstone you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Godstone 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.
In my capacity as executor for the estate of my aunt I am disposing of a house in Monmouth but live in Godstone. My solicitor (who is 200 miles awayhas requested that I sign a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Godstone to witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are based in Godstone
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £375,000 maisonette in Godstone on Wednesday in a week. The freeholder has quoted £372 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Godstone?
Godstone conveyancing on leasehold maisonettes usually requires the buyer’s conveyancer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to address such questions most will be content to assist. They may charge a reasonable administration fee for answering enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The administration charge required by the landlord must be accompanied by a summary of rights and obligations in relation to administration fees, without which the charge is not strictly payable. In reality you have no option but to pay whatever is demanded should you wish to sell the property.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Godstone conveyancing firm to help?
Absolutely. We can put you in touch with a Godstone conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Godstone premises is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case related to 3 flats. The unexpired lease term was 75 years.