There are a variety of conveyancing solicitors in Bookham but how do I know who I should use?

Do not opt for the lowest Bookham conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

We had selected solicitors located in Bookham on the solicitor panel. They have just billed me a separate amount for dealing with the mortgage. Is this an additional conveyancing fee specified by ?

As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your is entitled to levy a fee for this. The charge is not set by but by your Bookham . Numerous firms on the panel will levy an ‘acting for lender’ fee but some firms incorporate it on their overall fee.

I have today made my last payment due on my mortgage with . I assume I don't need a Bookham on the panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

My wife and I are close to exchanging contracts on the sale of our property in Bookham and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Bookham conveyancer would know this is not the case. It does beg the question why the purchasers used an internet conveyancing firm as opposed to a conveyancing solicitor in Bookham. Having lived in Bookham for six years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification that the buyers are looking for.

It sounds as though you may have a conveyancing firm already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Just had an offer accepted on a new build flat in Bookham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bookham

There must be mutual enforceability of lessee’s covenants. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan.

My step-father has urged me to appoint his lawyers for conveyancing in Bookham. Do I follow his recommendation?

Much as we are happy to recommend a Bookham conveyancing lawyer the ideal way to find a conveyancing practitioner is to have referrals from friends or relatives who have actually used the solicitor you're considering.

I am tempted by the attractive purchase price for a two maisonettes in Bookham both have about 50 years unexpired on the leases. Will this present a problem?

There is no doubt about it. A leasehold apartment in Bookham is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it adversely affects the marketability of the property. For most purchasers and banks, leases with less than 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Bookham conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

Leasehold Conveyancing in Bookham - Sample of Questions you should ask Prior to buying

The answer will be useful as a) areas can result in problems for the block as the common areas may start to deteriorate where services are not paid for b) if the leaseholders have a dispute with the managing agents you will want to have complete disclosure Where a Bookham lease has no more than 80 years it will impact the marketability of the flat. It is worth checking with your bank that they are happy with remaining years on the lease. A short lease means that you will most likely require a lease extension sooner rather than later and it is worth discovering what this will be. Remember, in most cases you will be required to have owned the property for two years before you are legally able to carry out a lease extension.