I am selling my house in Surrey and the EA has just text me to say that the purchasers are appointing a new law firm. The excuse is that the lender will only work with solicitors on their approved list. Why would a big named lender only deal with certain law firms rather the firm that they want to choose to handle their conveyancing in Surrey ?
Lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lenders attribute this action to a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
Having spent time reading consumer advice sites for a conveyancing solicitor in Surrey, most post that I must instruct a CQS kitemarked solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's leading mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Surrey is one of the numerous areas of the UK where there are Accredited lawyers.
Will commercial conveyancing searches reveal planned roadworks that may affect a commercial premises in Surrey?
Many commercial conveyancing solicitors in Surrey will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Surrey. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Surrey.
For every commercial conveyancing transaction in Surrey it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to Surrey commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Surrey.
I need to retain a conveyancing solicitor for remortgage conveyancing in Surrey. I've land on a site which appears to be the perfect solution If there is a chance to get all this stuff done via web that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I’m about to sell my garden flat in Surrey. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly maintenance charge demand – Do I pay up?
The sensible thing to do is clear the maintenance contribution as you normally would as all ground rent and maintenance charges should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I purchased a 1 bedroom flat in Surrey, conveyancing having been completed in 2000. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Surrey with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2090
With only 64 years left to run we estimate the price of your lease extension to span between £14,300 and £16,400 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
Can I determine who is the owner of a property in Surrey?
Provided the premises is registered with the Land Registry, and you have requisite details of the location of the property, you should be able to view details from the HMLR of the recorded owner for a a minimal charge.