We are looking to buy a flat and need a conveyancing solicitor in Bookham who is on the Aldermore approved panel. Could you point me in the right direction as regards a 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 Aldermore . We don't recommend any particular firms conducting conveyancing in Bookham.
My solicitor has informed me that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Bookham?
The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and The Royal Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
The formalities of my purchase has taken place for my property in Bookham. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Bookham solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I require quick conveyancing in Bookham as I am under a deadline to sign on the dotted line in less than 2 weeks. Luckily I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?
As you are are a cash purchaser you are at free not to do searches although no law firm would suggest that you don't. Drawing on our experience of conveyancing in Bookham the following are examples of what can show up and therefore affect market value: Refused Planning Applications, Outstanding Charges, Overdue Grants, Road Schemes,...
I am looking for a ground for flat up to £305k and identified one close by in Bookham I like with open areas and station in the vicinity, however it's only got 52 years on the lease. I can't really find anything else in Bookham suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan that many years will be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
I have been advised by a few estate agents in Bookham to get a quote from a conveyancer using your seach tool. Is there a financial incentive for Estate Agents to market your site rather than another?
We don’t make any commission for pointing buyers and sellers our way. We thought it would be too underhand a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
My wife and I purchased a leasehold house in Bookham. Conveyancing and Bank of Scotland mortgage are in place. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1991. The conveyancing solicitor in Bookham who acted for me is not around. What should I do?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. It is not necessary to incur the fees of a Bookham conveyancing practitioner to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Bookham Leasehold Conveyancing - Sample of Questions you should consider before buying
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It is important to be aware whether fixing the lift or some other major work is anticipated to be shared between the tenants and will materially impact the level of the maintenance fees or require a specific payment. How many of the leaseholders are in arrears for their service charge payments?