Our Redhill conveyancer has uncovered an inconsistency when comparing the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My solicitor says that he is obliged to check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
In looking at mumsnet.com for a conveyancing solicitor in Redhill, many post that I should look for a CQS accredited lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. Redhill is one of the many areas of the UK where there are CQS solicitors.
What will a local search inform me regarding the property we're purchasing in Redhill?
Redhill conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Redhill conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
Due to the input of my in-laws I had a survey completed on a property in Redhill in advance of appointing solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some banks may refuse to issue a mortgage on such a premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Redhill. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Redhill to see if the conveyancing costs will increase in light of this.
What are your top tips when it comes to finding a Redhill conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Redhill conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Redhill conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
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If the firm is not ALEP accredited then why not? Can they put you in touch with clients in Redhill who can give a testimonial?
I own a ground floor flat in Redhill, conveyancing was carried out in 1996. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Redhill with over 90 years remaining are worth £201,000. The ground rent is £45 per annum. The lease finishes on 21st October 2088
With only 64 years unexpired we estimate the premium for your lease extension to span between £15,200 and £17,600 as well as legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
Been looking for a solicitor for freehold sale conveyancing in Redhill. We are selling, simple no mortgage to redeem, no rush, currently vacant. Received an estimate from a lawyer for £1000 including VAT which is a tad expensive considering its so straightforward. Can I pay less for conveyancing in Redhill?
Given that it’s a sale only, 475 + VAT should be about the best for a Redhill solicitor firm.