I am need of leasehold conveyancing for an apartment in a fairly new development (seven years old) in Frimley. 95% of the appartments are already occupied. Is it really necessary to order local searches as part of conveyancing in Frimley?
If you getting a mortgage, your mortgage company will insist on some (many) of the searches so you'll have no choice. If not, then Frimley conveyancing searches are optional. Your lawyer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to switch to an alternative solicitor for your conveyancing in Frimley.
My Solicitor in Frimley is not listed on the HSBC Bank Approved Panel. Can I still retain my family solicitor even though they are not on the HSBC Bank panel?
The limited options open to you here include:
- Carry on with your existing Frimley lawyers but HSBC Bank will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and result in delays.
- Choose a new solicitor to act in the purchase, remembering to check they are on the HSBC Bank panel
We are buying a property and the solicitor has identified Chancel Repair for which the house could be liable because it falls into the area of such a church. She has recommended insurance. Is this really required for conveyancing in Frimley
Unless a prior acquisition of the property took place post 12 October 2013 you could assume that lawyers handling conveyancing in Frimley to remain recommending a chancel search and or chancel repair liability policy.
I'm converting the mortgage on my current property to a BTL mortgage with Virgin Money and intend to use the remaining equity as a deposit on a second property. The neighborhood we are talking about is Frimley. Will your conveyancers be able to act for both sets of banks and tie in the transactions?
Make use of our comparison tool on this page to ensure that the solicitors are approved by both banks. On the basis that they are your solicitor should be able to tie up the two conveyancing matters but you should talk with you conveyancer and communicate your expectations and needs.
I am employed by a busy estate agency in Frimley where we see a number of leasehold sales put at risk due to leases having less than 80 years remaining. I have been given conflicting advice from local Frimley conveyancing firms. Could you clarify whether the owner of a flat can commence the lease extension process for the buyer?
Provided that the seller has owned the lease 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. This means that the proposed purchaser need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder 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 invested in buying a basement flat in Frimley, conveyancing having been completed in 2001. How much will my lease extension cost? Equivalent flats in Frimley with over 90 years remaining are worth £207,000. The average or mid-range amount of ground rent is £60 per annum. The lease ends on 21st October 2083
With 57 years left to run the likely cost is going to be between £28,500 and £33,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
What do I do if I am not happy with the lawyer who did my conveyancing in Frimley?
We live in an imperfect world, and is is a fact of life that occasionally matters do not go as planned. However there is recourse if you were unhappy with your conveyancing in Frimley. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.