We are looking to buy a property and need a conveyancing solicitor in Hurst Green who is on the TSB conveyancing panel. Can you recommend a local firm?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Hurst Green.

We are buying a property in Hurst Green. I might seem paranoid but how we can trust a lawyer? At some point we will need to put our life savings into their account. What protection do we have from them run away with our deposit?

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.

I can see plenty of here concerning conveyancing in Hurst Green but can you isolate your top tip for selecting the right conveyancer in Hurst Green

We would encourage you not to go for the cheapest Hurst Green conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.

My sealed bid on a detached house in Hurst Green has been accepted, but there is a chain. The vendors have offered on somewhere, but it’s not yet agreed to, and have viewings of other properties booked. I have instructed a local conveyancing solicitor in Hurst Green. What should be my next step? At what stage do I apply for the mortgage with TSB?

It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then valuation, Hurst Green conveyancing search charges, etc). First, you should check that your conveyancer is on the TSB conveyancing panel. Regarding the subsequent steps this very much depends on the circumstances of your transaction, attraction to this property and on the state of the market. In a buoyant market the majority of home buyers will apply for a home loan with TSB and pay for the valuation and only if it was satisfactory would they request their property lawyer to move forward with the conveyancing in Hurst Green.

How does conveyancing in Hurst Green differ for new build properties?

Most buyers of new build residence in Hurst Green come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Hurst Green typically acquire the land, 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 accustomed to new build conveyancing in Hurst Green or who has acted in the same development.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Hurst Green is the location of the property. Is there any advice you can impart?

Flying freeholds in Hurst Green are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hurst Green you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hurst Green may decide 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.

Jane (my partner) and I may need to let out our Hurst Green garden flat temporarily due to a new job. We used a Hurst Green conveyancing practice in 2002 but they have closed and we did not think at the time get any advice as to whether the lease permits subletting. How do we find out?

Even though your previous Hurst Green conveyancing solicitor is no longer available you can check your lease to see if you are permitted to let out the premises. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you need to obtain permission via your landlord or other appropriate person in advance of subletting. This means that you cannot sublet in the absence of first obtaining permission. Such consent is not allowed to be unreasonably refused ore delayed. If your lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.

I own a ground floor flat in Hurst Green, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Hurst Green with over 90 years remaining are worth £191,000. The ground rent is £55 per annum. The lease ceases on 21st October 2073

With only 53 years remaining on your lease we estimate the premium for your lease extension to range between £27,600 and £31,800 plus costs.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.