Souldinstructing a Surrey conveyancing solicitor make the legal transfer of property easier?
Surrey is a unique place, where regional knowledge is a significant benefit. The laid-back lifestyle has it’s attractions – just not for your house move. The conveyancers that we work with display specialist Surrey intelligence with a positive, hands-onattitude that ensures the conveyancing to progress without delay. It is a definite plus if they can make use of well established connections with mortgage brokers, estate agents, valuers and other Surrey conveyancing practices
My wife and I are buying a flat in Surrey. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to deposit our life savings into their account. What is the protection we have from them run away with our monies?
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.
The formalities of my purchase has taken place for my property in Surrey. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being a right pain. The Surrey solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
My wife and I are selling our property in Surrey and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Surrey conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Surrey. Having lived in Surrey for six years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to enquire of 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 life insurance to cover that same illness)
How does conveyancing in Surrey differ for newly converted properties?
Most buyers of new build premises in Surrey contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because builders in Surrey typically 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 property lawyers 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 Surrey or who has acted in the same development.
How can the Landlord & Tenant Act 1954 impact my business property in Surrey and how can you help?
The particular law that you refer to affords protection to business lessees, giving them the right to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Surrey
Can you provide any top tips for leasehold conveyancing in Surrey from the perspective of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Surrey can be bypassed if you appoint lawyers the minute your agents start advertising the property and ask them to collate the leasehold information which will be required by the buyers’ solicitors. Some Surrey leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the yearly 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 buyers or their solicitors. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check via your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to where the remaining number of years is less than 75 years. It is therefore essential at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you have the benefit of shareholding in the freehold, you should ensure that you hold the original share document. Organising a duplicate share certificate can be a time consuming process and slows down many a Surrey home move. If a duplicate share certificate is needed, do contact the company officers or managing agents (where applicable) for this at the earliest opportunity. If you have had any disputes with your landlord or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is clearly preferable to present the dispute as historic rather than unsettled.
Leasehold Conveyancing in Surrey - A selection of Questions you should ask Prior to buying
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Are any of leasehold owners in dispute over their service charge liability? Does the lease contain onerous restrictions? Please tell me if there are any major works in the near future that will likely add a premium to the service charges?