At what point does exchange of contracts take place for domestic conveyancing in Wraysbury and do I need to be at the solicitors office?

Where you are local to one of the conveyancing solicitors in Wraysbury you are invited in to sign contracts. That being said, the lender approved solicitors we work with offer a nationwide conveyancing service and give as equally diligent and professional a job for you when communicating with you electronically. The signing of the purchase agreement is not the critical part. A signed contract is necessary for the firm to officially exchange when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Wraysbury)to be in the office at the appropriate time.

Various web forums that I have frequented warn that are the primary reason for delay in Wraysbury conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of delay in conveyancing in Wraysbury.

I am purchasing my first flat in Wraysbury with a loan from Clydesdale. The developers would not budge the amount so I negotiated 6k of extras instead. The sale representative suggested that I not disclose to my conveyancer about this side-deal as it would adversely affect my mortgage with Clydesdale. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder 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.

As co-executor for the estate of my uncle I am disposing of a property in Swansea but I am based in Wraysbury. My conveyancer (approximately 200 kilometers awayrequires that I sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Wraysbury to witness and place their company stamp on the document?

strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are Wraysbury based

Looking forward to exchange soon on a garden flat in Wraysbury. Conveyancing solicitors assured me that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Wraysbury should include some of the following:

Responsibility for repairing the window frames You should have a good understanding of the building insurance requirements Information as to the provision as set out in the lease to pay service charges - in relation to the building, and the more general rights a tenant has You should know if the lease allows you to change or improve aspects of the flat- you should know whether it relates to all alterations or just structural alteration, and whether permission is required The total extent of the property. This could be the apartment itself but might incorporate a loft or storage are if applicable.

I own a ground floor flat in Wraysbury, conveyancing having been completed in 2003. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Wraysbury with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2089

With 65 years unexpired we estimate the premium for your lease extension to range between £13,300 and £15,400 as well as costs.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.