I was referred a solicitor who has quoted £1400 for no sale no fee conveyancing in Oxted. I am selling a purpose built detached home for £150,000. This appears overpriced. Is it in excess of the norm for conveyancing in Oxted?
The charges are a tad high. If you are content to expend time contrasting fee on a like for like basis you may be able to shave off some of the cost by say a hundred pounds. On the other hand, you maylive to rue opting for an a cheaper lawyer. Remember to check the firm can act for your lender. Do employ our search tool to get a quote a Oxted conveyancing company on the lender’s conveyancing panel which can often include conveyancing solicitors in Oxted.
My husband and I swapping mortgage lender for our apartment in Oxted with Nottingham. We have a son 19 who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this document specific to the Nottingham conveyancing panel as he never had to sign this form when we remortgaged 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Nottingham. This is solely used to protect Nottingham if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Nottingham had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Will our lawyer be raising enquiries about flooding as part of the conveyancing in Oxted.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Oxted. There are those who purchase a house in Oxted, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, however there are a various searches that can be undertaken by the buyer or by their solicitors which can figure out the risks in Oxted. The standard property information forms sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to find out if the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the owner, then a buyer could bring a compensation claim stemming from an misleading reply. A buyer’s solicitors should also carry out an environmental search. This should higlight if there is a recorded flood risk. If so, further investigations should be carried out.
I am looking for a ground for flat up to £305k and found one round the corner in Oxted I like with amenity areas and railway links nearby, however it's only got 61 remaining years left on the lease. There is not much else in Oxted suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
Jane (my partner) and I may need to let out our Oxted 1st floor flat for a while due to a career opportunity. We used a Oxted conveyancing practice in 2002 but they have closed and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your last Oxted conveyancing lawyer is not available you can check your lease to check if you are permitted to let out the apartment. The accepted inference is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you are obliged to obtain consent from your landlord or other appropriate person in advance of subletting. This means that you cannot sublet without first obtaining permission. The consent should not be unreasonably refused ore delayed. If your lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.
Oxted Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
How many years are left on the lease? It is important to be aware if a new roof is being put on or some other significant cost is due in the near future to be shared amongst the leaseholders and will materially increase the the maintenance charges or result in a specific invoice. Is the freehold owned jointly by the tenants?