At long last a loan agreement from Santander for the remortgage of my 3 room apartment is expected within the next few days. Are you able to recommend a cheap conveyancing solicitor in Cranleigh?

This site is not designed to assist those in their quest for a cheap conveyancing in Cranleigh. Our goal is to offer value for money conveyancing but our intention is not to advertise as being the cheapest. Resist the temptation to appoint companies offering £99 conveyancing in Cranleigh. The optimum result, in being led by low cost conveyancing, you will get your money’s worth and at worst it will result in you invoiced for additional fees and still not get the service you were hoping for.

The Cranleigh conveyancing solicitors that just started acting on my house acquisition in Cranleigh have without warning shut down. They were on acting for me because I had to have a solicitor on the TSB conveyancing panel and my previous Cranleigh lawyer was not. I paid them 275 plus VAT in advance. What are my options?

If you have an estate agent involved then inform them immediately so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the TSB conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.

Various web forums that I have come across warn that are the main reason for stalling in Cranleigh house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Cranleigh.

Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who conducted the conveyancing in Cranleigh 4 years ago are no longer around. What are my next steps?

You no longer need to have the physical official documentation to evidence that you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.

Do you have any advice for leasehold conveyancing in Cranleigh with the aim of expediting the sale process?

• A significant proportion of the delay in leasehold conveyancing in Cranleigh can be avoided if you appoint lawyers the minute your agents start marketing the property and request that they start to collate the leasehold information needed by the buyers’ solicitors.
A minority of Cranleigh leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their lawyers. If you hold a share in a the freehold, you should make sure that you hold the original share document. Obtaining a new share certificate is often a lengthy process and slows down many a Cranleigh home move. Where a duplicate share is necessary, you should approach the company officers or managing agents (where applicable) for this sooner rather than later. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this by asking your solicitors. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 80 years. It is therefore important at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. Many freeholders or managing agents in Cranleigh charge for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Cranleigh.

I purchased a split level flat in Cranleigh, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Cranleigh with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2094

You have 70 years unexpired the likely cost is going to range between £9,500 and £11,000 as well as legals.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.