As someone with no idea as to the Cobham conveyancing process what’s your top tip you can give me concerning the legal transfer of property in Cobham

Not many law firms or advisers will tell you this but conveyancing in Cobham and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there exists plenty of opportunity for friction between you and other parties involved in the ownership transfer. For example, the seller, estate agent and on occasion the mortgage company. Selecting a solicitor for your conveyancing in Cobham an important selection as your conveyancer is your adviser, and is the SOLE party in the transaction whose responsibility is to act in your best interests and to protect you.

We are witnessing a worrying ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your solicitor above all other players when it comes to the legal transfer of property.

We are buying a victorian detached house in Cobham. Our aim is to carry out a loft conversion at the property.Will the conveyancing process include enquiries to see if these alterations were previously refused?

Your solicitor should review the deeds as conveyancing in Cobham will on occasion identify restrictions in the title documents which prohibit categories of works or require the permission of another owner. Certain extensions require local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor ahead of any purchase.

How can we tell if a Cobham conveyancing solicitor on the Aldermore panel is any good?

When it comes to conveyancing in Cobham obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your transaction.

Completion of my purchase has taken place for my property in Cobham. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am close to exchanging contracts on the sale of our house in Cobham and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Cobham conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed an online conveyancing practice rather than a conveyancing solicitor in Cobham. We have lived in Cobham for three years we know of no issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should check with 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)

It has been 3 months following my purchase conveyancing in Cobham concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am hoping to sign contracts shortly on a studio apartment in Cobham. Conveyancing lawyers inform me that they report fully next week. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Cobham should include some of the following:

Does the lease prohibit wood flooring? Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Will you be prohibited or prevented from having pets in the property? if lease provides for a sinking account for major repairs? Where does the liability rest to repair and maintain the building. It is essential that you know who is liable for the repair and maintenance of all parts of the block and estate

I own a split level flat in Cobham, conveyancing having been completed 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Cobham with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 per annum. The lease comes to an end on 21st October 2082

With 57 years unexpired we estimate the price of your lease extension to be between £26,600 and £30,800 plus legals.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.