At what point does exchange of contracts occur in residential conveyancing in Farnham Royal and am I required to be at the solicitors office?

Where you are near to our conveyancing solicitors in Farnham Royal you are invited in to sign documents. That being said, the law practices we recommend supply countrywide coverage for conveyancing and give as equally diligent and professional a job for you when dealing with you digitally. The executing of the property agreement is not when everything is set in stone. A signed contract is necessary for the firm to exchange contracts at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Farnham Royal)to be in the office at the appropriate time.

After reviewing mumsnet.com for a cheap lawyer in Farnham Royal, many comment that I should use a CQS assured solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's biggest banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Farnham Royal is one of the many areas in England and Wales where there are CQS solicitors.

I have paid off my mortgage with Coventry BS. I assume I don't need a Farnham Royal property lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Coventry BS has sent the Land Registry the discharge electronically, and
3. Coventry BS has instructed the Land Registry to do so

I have a mortgage with Aldermore for my property in Farnham Royal. Conveyancing has been completed some time 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 Aldermore?

Aldermore must be informed of your intention prior to letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore 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 Aldermore directly. You need not do this via a Aldermore conveyancing panel lawyer.

After much negotiation I have agreed a price on a house in Farnham Royal. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the property lawyer contacted me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I decided to have a survey carried out on a property in Farnham Royal ahead of instructing lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies tend not give a mortgage on such a premises.

It varies from the lender to lender. Bank of Scotland has different requirements from Halifax. Should you wish to telephone us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Farnham Royal. Conveyancing may be slightly more expensive based on your lender's requirements.

I have just appointed agents to market my ground floor apartment in Farnham Royal. Conveyancing has not commenced, however I have recently had a quarterly service charge demand – should I leave it to the buyer to sort out?

The sensible thing to do is pay the maintenance contribution as you normally would as all ground rent and maintenance payments should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Leasehold Conveyancing in Farnham Royal - A selection of Questions you should consider Prior to Purchasing

The best form of lease structure is a share of the freehold. In this scenario the lessees have control and notwithstanding that a managing agent is frequently retained if it is larger than a house conversion, the managing agent acts for the leaseholders themselves. Be sure to discover if the the lease includes any adverse restrictions in the lease. By way of example it is fairly common in Farnham Royal leases that pets are not permitted in in a block in Farnham Royal. If you love the propertyin Farnham Royal however your dog is not allowed to move with you then you will be faced hard choice. How many of the leaseholders are in arrears for their maintenance charge payments?