We note that you have a post code search directory listing law firms on the Leeds Building Society conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Cookham?
We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cookham.
Have just purchased a repossessed house at auction in Cookham. Conveyancing is required. What happens now?
Having legally bound yourself to purchase you now have to instruct a conveyancing practitioner as a matter of priority as you now have a tight a drop dead date to complete the purchase. An auction property should have a bespoke auction pack. This will likely include evidence of title and search results. If you have purchased leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
My wife and I purchasing a terrace house in Cookham. We would like to carry out a loft conversion at the house.Will the conveyancing process include enquiries to ascertain if these alterations are allowed?
Your conveyancer will review the deeds as conveyancing in Cookham can sometimes reveal restrictions in the title deeds which restrict categories of changes or necessitated the permission of a 3rd party. Many additions call for local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
My husband and I have organised a further advance on our home loan from Barclays as we wish to carry out alterations to our house in Cookham. Are we obliged to select a bricks and mortar Cookham solicitor on the Barclays conveyancing panel to deal with the paperwork?
Barclays would not normally instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays conveyancing panel.
How does conveyancing in Cookham differ for new build properties?
Most buyers of new build property in Cookham contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is finished. This is because builders in Cookham tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Cookham or who has acted in the same development.
I am a negotiator for a reputable estate agent office in Cookham where we see a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given inconsistent advice from local Cookham conveyancing firms. Can you clarify whether the owner of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I acquired a basement flat in Cookham, conveyancing was carried out 8 years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Cookham with a long lease are worth £171,000. The ground rent is £50 per annum. The lease ceases on 21st October 2098
With 79 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.
What tools are available to search for a Cookham conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 25miles to meet the lawyer.
You can use the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Cookham and you will see a number of lawyer located nearest Cookham. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.