We opted for a Chertsey based solicitor for my conveyancing in Chertsey last week. After carefully reading the Terms and Conditions it is apparent thatI am responsible for costs even if the movedoes not happen. Should I ditch them and select a web based conveyancing company promising no-sale-no-fee conveyancing in Chertsey?
Generally there is a compromise along the lines that if "No Sale No Fee" is available then the fee levels will generally be higher to cover the conveyances that do not proceed. Please beware that such deals tend not to cover disbursements for instance Chertsey conveyancing search expenses.
I have given 2 months notice to my current landlord and have to leave my let out flat in Chertsey by 14/9/2026. Conveyancing on my purchase is progressing. How realistic is it to complete in 5 weeks as don't want to have to find short term accommodation?
Generally one should not serve notice for your letting until your lawyer suggests that you should. Assuming that you have not already done so, speak to your solicitor and request that they seek the assistance the sellers lawyers, try to get a realistic time scale from them that all parties will look towards
My lawyer in Chertsey is not on the The Royal Bank of Scotland Approved Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are not on the The Royal Bank of Scotland list of approved lawyers?
Your options are as follows:
- Complete the purchase with your existing Chertsey solicitors but The Royal Bank of Scotland will need to instruct a conveyancer on their panel. This will result in additional total legal charges and result in delays.
- Choose an alternative lawyer to to deal with the purchase, remembering to check they are on the The Royal Bank of Scotland panel
I am being advised by my conveyancer that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Chertsey?
The appropriate level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am expecting a OIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Chertsey solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Chertsey solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Chertsey building society branch on a couple of occasions and was told it wasn't a problem and they will lend. My Chertsey conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. I simply don't know who is right.
Your solicitor has to comply with the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I'm buying my first flat in Chertsey with a mortgage from Barnsley Building Society. The builders would not budge the price so I negotiated £7000 of extras instead. The sale representative advised me not inform my conveyancer about this deal as it will put at risk my loan with Barnsley Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am a negotiator for a reputable estate agent office in Chertsey where we have witnessed a number of leasehold sales jeopardised as a result of short leases. I have been given inconsistent advice from local Chertsey conveyancing firms. Could you shed some light as to whether the vendor of a flat can start the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I own a first flat in Chertsey. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?
Where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to calculate the premium.
An example of a Lease Extension matter before the tribunal for a Chertsey premises is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The unexpired lease term was 82.93 years.