I am in need of a conveyancer. Do I opt for an internet conveyancer or a family Godalming conveyancing lawyer?
Godalming is a unique place, where regional insight is a significant benefit. The laid-back lifestyle has an upside – but not for your home move. The solicitors that we recommend possess well rounded Godalming intelligence with a proactive, can doattitude that ensures everything runs smoothly. It will certainly help where they benefit from long term relationships with mortgage brokers, estate agents, valuers and counterpart Godalming conveyancing practitioners
We had instructed solicitors located in Godalming on the Virgin Money solicitor approved list. They are now charging me an additional amount for handling the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer may levy a fee for this. This charge is not set by Virgin Money but by your Godalming conveyancing practitioner. Some firms on the Virgin Money panel will charge an ‘acting for lender’ fee and others do not.
I currently have a mortgage with HSBC for my property in Godalming. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform HSBC?
You must advise HSBC before renting your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will permit you to let 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 HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel lawyer.
Barclays have agreed my mortgage in principle, my offer on a apartment in Godalming has been agreed to, what happens next?
The estate agent will wish to be advised as to your solicitor's details (ensure that the property lawyers are on the bank’s panel). Contact Barclays or your broker and complete any appropriate paperwork. Barclays will sellect a valuer who will get in contact with the estate agent or seller to book a time for the valuation to happen. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. Barclays will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Godalming.
I have been recommended by numerous estate agents in Godalming to locate a property lawyer on your site. What’s the financial incentive for Estate Agents to promote your lawyers ahead of a competitor’s?
We don’t give any referral fee for sending work our way. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
As co-executor for the estate of my uncle I am selling a house in Newport but live in Godalming. My solicitor (who is 200 kilometers from mehas requested that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Godalming to witness this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Godalming based
My wife and I purchased a leasehold flat in Godalming. Conveyancing and National Westminster Bank mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Godalming who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to be sure that this person is in fact the new freeholder. There is no need to instruct a Godalming conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a studio flat in Godalming, conveyancing formalities finalised in 2004. Can you work out an approximate cost of a lease extension? Similar flats in Godalming with over 90 years remaining are worth £190,000. The ground rent is £45 charged once a year. The lease terminates on 21st October 2080
With just 62 years left to run we estimate the premium for your lease extension to span between £17,100 and £19,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.