At long last a loan agreement from HSBC for the remortgage of my 3 room maisonette is coming imminently. Can you suggest a low cost conveyancing solicitor in Farnham?

You have come to the wrong place to search for cut-price fees for conveyancing solicitors in Farnham. Our aim is to provide value for money conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers seducing you with low cost conveyancing in Farnham. At best, in going for low cost conveyancing, you will get your money’s worth and at worst it will result in you invoiced for extras and still not get the service required.

My god-son is in the process of securing a newly built flat in Farnham with a mortgage from Clydesdale. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

Have completed on a a terraced house in Farnham , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Farnham conveyancing solicitor has been very slow, so I want to be sure that my purchase is recorded.

As far as conveyancing in Farnham registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether it is in order and whether the Land registry have to notify any 3rd parties. Currently in the region of 80% of such applications are completed in less than three weeks but some can be subject to protracted hold-ups. Historically registration takes place after the buyer is living at the premises therefore post completion formalities is not usually an essential issue but if it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.

I'm purchasing a new build house in Farnham with the aid of help to buy. The sellers refused to move on the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not to tell my solicitor about this extras as it could impact my mortgage with Birmingham Midshires. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

What are the frequently found defects that you encounter in leases for Farnham properties?

There is nothing unique about leasehold conveyancing in Farnham. Most leases are individual and legal mistakes in the legal wording can result in certain provisions are wrong. The following missing provisions could result in a defective lease:

Repairing obligations to or maintain parts of the property Maintenance charge proportions which don’t add up to the correct percentage

A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Skipton Building Society, and Britannia all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is problematic they may refuse to grant the mortgage, obliging the buyer to pull out.

Farnham Leasehold Conveyancing - A selection of Questions you should consider Prior to buying

Generally speaking the cost for major works are not included within maintenance charges, although there some managing agents in Farnham ask leaseholders to pay into a reserve fund and this is used to offset against major repairs or maintenance. Is there a share of the freehold? It would be wise to enquire if there is anything that is prohibited in the lease. For instance some leases prohibit pets being permitted in certain buildings in Farnham. If you like the apartmentin Farnham but your cat is not allowed to move with you then you will be presented with a hard determination.