Souldappointing a Westerham conveyancing lawyer make the home moving process easier?

Established third party relationships are another important factor to consider when appointing conveyancing lawyers. Westerham law firms often have connections with lenders and selling, local authorities, surveyors and other conveyancing firms meaning the whole process is going to be much more straightforward for you. Having years of experience in the local area also helps too.

We are getting the release of further monies on our mortgage from Barclays as we wish to carry out alterations to our property in Westerham. Are we obliged to appoint a high street Westerham solicitor on the Barclays conveyancing panel to handle the legals?

Barclays don't usually appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays list.

We were going to get a OIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Westerham solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Westerham solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

Our sealed bid on a semi in Westerham has been agreed to, the owners do however have a dependent purchase. The owners have offered on on an apartment, however it’s not yet tied up, and are looking at other flats booked. I have selected a high street conveyancing solicitor in Westerham. What do I do now? At what point do I apply for the mortgage with Leeds Building Society?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then valuation, Westerham conveyancing search charges, etc). The first thing to do is check that your conveyancing practitioner is on the Leeds Building Society conveyancing panel. Concerning the next steps this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. During a hot market some home buyers will apply for a home loan with Leeds Building Society and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to move forward with the conveyancing in Westerham.

How does conveyancing in Westerham differ for newly converted properties?

Most buyers of new build or newly converted property in Westerham contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Westerham tend to buy 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 conveyancing solicitors 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 Westerham or who has acted in the same development.

Do you have any top tips for leasehold conveyancing in Westerham from the perspective of expediting the sale process?

• Much of the delay in leasehold conveyancing in Westerham can be avoided if you appoint lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information which will be required by the buyers’ conveyancers.
Some Westerham leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain financial (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 actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. In the event that you altered the property did you need the Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Westerham state that internal structural changes or addition of wooden flooring require a licence issued by the Landlord acquiescing to such changes. Should you dont have the paperwork in place you should not contact the landlord without checking with your lawyer before hand. The majority of landlords or managing agents in Westerham levy fees for providing management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common cause of delay in leasehold conveyancing in Westerham.

I acquired a studio flat in Westerham, conveyancing was carried out 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Westerham with a long lease are worth £180,000. The ground rent is £65 levied per year. The lease expires on 21st October 2085

You have 59 years unexpired we estimate the price of your lease extension to span between £20,900 and £24,200 as well as costs.

The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. 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 taken into account and you obviously want to 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.

What type of premises does your Westerham conveyancing quotes apply to?

The quotes provided are only applicable to standard domestic property in England & Wales. Where you have any different requirements for instance industrial or agricultural land or commercial conveyancing in Westerham please telephone us to consider this further .