Are you able to recommend a Coventry Building Society allowed Woldingham conveyancing lawyer finish our home move within 28 days? Am I best advised to go for a high street Woldingham practice or a national firm?

We can recommend some very good Woldingham conveyancing firms. You can also walk up the main road in Woldingham. Go in to some well established firms and ask to speak with a conveyancing solicitor for a costs illustration. Explain your expectations together with your reasons and get an assurance on your deadline. Appoint the lawyer that genuine.

I own a freehold house in Woldingham but still charged rent, why is this and what is this?

It’s unusual for properties in Woldingham and has limited impact for conveyancing in Woldingham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.

Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be extinguished.

I am being told by my solicitor that lack of right of way insurance is needed on my purchase. What is the level of cover for Woldingham conveyancing?

The appropriate level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.

It is not clear whether my bank requires a lease extension. I have called into my local Woldingham bank branch on various occasions and was reassured it wasn't an issue and they would lend. My Woldingham conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

The solicitor must comply with the CML Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Aldermore have agreed my home loan in principle, my bid on a flat in Woldingham has been accepted, now what?

Your property agent will wish to be informed of your lawyer's details (be sure the conveyancers are on the lender’s panel). Call up Aldermore or the financial adviser and finish off any appropriate forms. Aldermore will appoint a valuer who will get in touch with the estate agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Aldermore will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Woldingham.

How does conveyancing in Woldingham differ for newly converted properties?

Most buyers of new build property in Woldingham come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Woldingham tend to acquire the real estate, 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 Woldingham or who has acted in the same development.

Do you have any advice for leasehold conveyancing in Woldingham from the perspective of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Woldingham can be avoided if you appoint lawyers the minute you market your property and request that they start to collate the leasehold information needed by the buyers’ lawyers.
If you are supposed to have a share in the freehold, you should make sure that you are holding the original share certificate. Arranging a new share certificate can be a lengthy process and frustrates many a Woldingham conveyancing transaction. Where a duplicate share is required, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible. You believe that you know the number of years remaining on your lease but you should double-check by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is below 80 years. It is therefore essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. A minority of Woldingham leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors. Many landlords or managing agents in Woldingham charge for providing management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Woldingham.

I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Woldingham conveyancing firm to help?

if there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the sum to be paid.

An example of a Freehold Enfranchisement decision for a Woldingham premises is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case affected 3 flats. The unexpired term as at the valuation date was 75 years.