The Easthampstead conveyancing firm handling our Easthampstead conveyancing has spotted a difference when comparing the surveyor’s assumptions in the home valuation report and what is revealed within the title deeds. My lawyer says that he is duty bound to check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s course or action legitimate?

Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

My wife and I are purchasing a flat in Easthampstead. It might be a silly question but how we can trust a solicitor? On completion day we will need to put our life savings into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We had selected conveyancers locally in Easthampstead on the Clydesdale solicitor panel. They are now charging me an additional sum for the legal aspects of the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?

Provided it is contained in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. The fee is not set by Clydesdale but by your Easthampstead property lawyer. Some firms on the Clydesdale panel will charge an ‘acting for lender’ fee and others do not.

I have a mortgage with UBS for my property in Easthampstead. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?

You must advise UBS before letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel solicitor.

Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial premises in Easthampstead?

Its becoming the norm that commercial conveyancing solicitors in Easthampstead will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Easthampstead. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Easthampstead.

For each commercial conveyancing transaction in Easthampstead it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Easthampstead commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Easthampstead.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Easthampstead is the location of the property. What do you suggest?

Flying freeholds in Easthampstead are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Easthampstead you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Easthampstead may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

There are only Seventy years remaining on my flat in Easthampstead. I need to get lease extension but my freeholder is can not be found. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to prove that you have done all that could be expected to find the lessor. On the whole a specialist would be useful to try and locate and to produce a report to be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the application to the County Court overseeing Easthampstead.

Easthampstead Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing

Who is in charge of the building? Are there any major works in the planning that will add a premium to the maintenance costs? The best form of lease structure is a share of the freehold. In this situation the leaseholders enjoy control and although a managing agent is usually employed if it is bigger than a house conversion, the managing agent acts for the leaseholders themselves.