We were about to instruct a conveyancing solicitor in Addlestone endorsed on your site but have come across alternative fee calculations via the web look cheaper – why is this?

There are many firms of websites promoting supposedly cheap conveyancing, yet more often than not additionalfees result in the completion fee being escalated. Conveyancers are obliged to make sure that charges outlined in terms of engagement should be equitable and be applied The conveyancers that we list for conveyancing in Addlestone genuinely set out all costs for a residential conveyancing transaction.

Do I need to have a meeting at the offices of the solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Addlestone so that I can attend their offices when needed.

Most approved lawyers for lenders carry out the vast majority of communications through Royal Mail, e-mail or over the phone. This means that they can undertake the legal work for your home move regardless of where you live in the country. However you should check if you can still book an appointment to visit conveyancing lawyer if needed.

I am buying a property in Addlestone. One unusual aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Santander your lawyer must check the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for Santander. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Santander where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties nationwide and is not isolated to Addlestone.

The mortgage over my property is with Co-operative for my property in Addlestone. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?

Your original mortgage agreement with Co-operative will provide that you need their approval in advance of renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel solicitor.

I am selling my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Virgin Money are being pedantic. The Addlestone solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?

It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Addlestone is where the house is located. Can you shed any light on this issue?

Flying freeholds in Addlestone are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Addlestone you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Addlestone may determine 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.

I've found a house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have subsequently found out that the title is leasehold as opposed to freehold. I would have thought that there are issues buying a house with a leasehold title in Addlestone. Conveyancing solicitors have not yet been instructed. Will they explain the issues?

Most houses in Addlestone are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Addlestone so you should seriously consider shopping around for a Addlestone conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the property is located on an estate. Your lawyer should appraise you on the various issues.

I am the proprietor of a ground-floor 1960’s flat in Addlestone. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?

if there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to decide the premium.

An example of a Lease Extension case for a Addlestone flat is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The remaining number of years on the lease was 82.93 years.