How can we tell if a Guildford conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Guildford getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your transaction.
After much negotiation I have agreed a price on a house in Guildford. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. A couple of days later, the property lawyer called me to say that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Nationwide have agreed my home loan in principle, my offer on a house in Guildford has been accepted, what are the next steps?
The property agent will wish to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Telephone Nationwide or your broker and complete any outstanding paperwork. Nationwide will appoint a valuer who will get in contact with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Nationwide will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Guildford.
Various internet forums that I have come across warn that are a common cause of hinderance in Guildford conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Guildford.
How does conveyancing in Guildford differ for newly converted properties?
Most buyers of new build residence in Guildford approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is built. This is because house builders in Guildford tend to acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Guildford or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one close by in Guildford I like with open areas and railway links in the vicinity, however it's only got 52 years unexpired on the lease. I can't really find anything else in Guildford for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
Is it possible to switch solicitor as I need to appoint one who is on the Chelsea Building Society conveyancing list. I instructed a high street conveyancing solicitor in Guildford round the corner but he is not accepted by Chelsea Building Society
We will our best to assist in finding you a conveyancing solicitor in Guildford on the Chelsea Building Society panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Guildford. In utilising the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Guildford.
Do you have any advice for leasehold conveyancing in Guildford with the purpose of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Guildford can be avoided where you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold documentation needed by the purchasers’ lawyers. If there is a history of any disputes with your freeholder or managing agents it is very important that these are resolved prior to the flat being marketed. The buyers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You will have to accept that you will have to pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unsettled. Many freeholders or managing agents in Guildford charge for providing management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Guildford. If you have carried out any alterations to the premises would they have required Landlord’s approval? In particular have you installed wooden flooring? Guildford leases often stipulate that internal structural alterations or installing wooden flooring necessitate a licence from the Landlord consenting to such changes. If you fail to have the paperwork to hand do not contact the landlord without contacting your lawyer first.
Guildford Leasehold Conveyancing - Sample of Queries Prior to buying
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What restrictions exist in the Guildford Lease? Is there a share of the freehold? What is the yearly maintenance fee and ground rent?