As someone clueless as to conveyancing in East Molesey what’s your top tip you can impart concerning the ownership transfer in East Molesey

Not many law firms or advisers will tell you this but conveyancing in East Molesey or throughout Surrey is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and other parties involved in the legal transfer of property. E.g., the vendor, property agent and even potentially your mortgage company. Choosing a lawyer for your conveyancing in East Molesey is a critical decision as your conveyancer is your adviser, and is the ONLY party in the legal process whose interest is to protect your best interests and to keep you safe.

Sometimes a third party with a vested interest will attempt to convince you that you should follow their advice. For example, the property agent may claim to be assisting by suggesting your conveyancer is slow. Or your mortgage broker may tell you to do something that is against your conveyancers advice. You should always trust your lawyer above all other parties in the home moving process.

We're in East Molesey, First timers purchasing with a mortgage (lender is Santander , and our lawyer is on the Santander conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I have todaydiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in East Molesey for a purchase of a freehold house 9 months ago. How can I be sure that the property is registered correctly in the name of the previous owner?

The quickest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of East Molesey conveyancing specialists.

Is it possible to swap firm as I need to appoint a firm on the Barclays Direct conveyancing list. I hired a high street conveyancing solicitor in East Molesey five minutes from me but the firm is not approved by Barclays Direct

We will our best to assist in finding you a conveyancing solicitor in East Molesey on the Barclays Direct panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in East Molesey. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in East Molesey.

I am employed by a reputable estate agency in East Molesey where we have witnessed a few leasehold sales put at risk due to short leases. I have received contradictory information from local East Molesey conveyancing solicitors. Can you shed some light as to whether the owner of a flat can initiate the lease extension formalities for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer 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 simultaneously with completion of the disposal of the property.

An alternative approach is 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 buyer.

I am the leaseholder of a garden flat in East Molesey. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?

in cases where there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the LVT to determine the sum to be paid.

An example of a Lease Extension decision for a East Molesey premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.