I have given 8 weeks notice to my existing landlord and must leave my let out property in Cobham by 9/2/2026. Conveyancing on my purchase is underway. How realistic is it to complete in six weeks as don't want to have to find short term accommodation?

The normal practice is not to provide notice for your tenancy until you have exchanged. Assuming that you have not previously done so, speak to your lawyer and ask them to they seek the assistance the other solicitors, try to get a realistic time scale from them that all parties will look to achieve

It is 10 years ago since I acquired my property in Cobham. Conveyancing lawyers have now been instructed on the sale but I can't find the deeds. Will this cause complications?

You need not be too concerned. First there is a possibility that the deeds will be kept by the lender or they could stored with the lawyers who acted in your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Cobham involves registered property but in the rare situation where your home is not registered it is more of a problem but is resolvable.

We are selling our flat in Cobham. Does my property lawyer need to be required to be on the Principality conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.

Have purchased a a detached house in Cobham , how long should it take for the Land Registry to register the transfer to my name? My Cobham conveyancing solicitor works at snail pace, so I want to be certain that my ownership is recorded.

There is nothing unique about conveyancing in Cobham registration formalities. Rather than based on location, timescales can vary depending on the party submitting the application, whether there are errors and whether the Land registry communicate with any third parties. As of today roughly 80% of such applications are fully dealt with within 12 days but occasionally there can be protracted hold-ups. Historically registration is effected once the new owner has moved in to the premises thus 'speed' is not typically top priority but where there is a degree of urgency associated with the registration then you or your solicitor should speak with the land registry and explain the circumstances.

I'm purchasing a new build house in Cobham with the aid of help to buy. The sellers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not inform my lawyer about this deal as it could impact my loan with the lender. Do I keep my lawyer in the dark?.

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.