We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather appoint a specialised conveyancing solicitor in Farnham Common?
You should check but the chances are that give you one of their panel lawyers should you take up the "fee-free" deal. Call the bank to explore if they offer you a cash alternative. Some lenders have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Farnham Common.
Have purchased a a semi-detached house in Farnham Common , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Farnham Common conveyancing solicitor has been very slow, so I want to check that my purchase is recorded.
As far as conveyancing in Farnham Common is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can adjust depending on who lodges the application, whether it is in order and if the Land registry communicate with any third persons or bodies. At present approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to longer delays. Registration takes place once the new owner is living at the property thus 'speed' is not usually top priority but if it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, chain free conveyancing. Farnham Common is where the house is located. Can you shed any light on this issue?
Flying freeholds in Farnham Common are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Farnham Common you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Farnham Common may ascertain 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 premises.
As co-executor for the will of my grandfather I am disposing of a house in Monmouth but I am based in Farnham Common. My conveyancer (who is 250 miles from merequires that I execute a stat dec ahead of completion. Can you recommend a conveyancing lawyer in Farnham Common to witness this legal document for me?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are located in Farnham Common
I would like to rent out my leasehold apartment in Farnham Common. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
Some leases for properties in Farnham Common do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I inherited a basement flat in Farnham Common, conveyancing was carried out December 2005. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Farnham Common with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 2087
You have 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
At what stage do I cover the costs of the Stamp Duty Land Tax due for my Farnham Common house purchase?
The majority of conveyancing practitioners tend to fill out a stamp duty return for you during your Farnham Common conveyancing transaction for signature. On completion your property lawyer will submit your STL Return Form to the Tax Authorities and - as long as they have the money - discharge any land tax due on your behalf.