A friend informed me that in purchasing a property in Cranleigh there could be a number of restrictions prohibiting external changes to the property. Is this right?

There are a number of properties in Cranleigh which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Cranleigh should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I was told three weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Cranleigh is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their PI Insurance.

Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

At last I have had an offer on an apartment in Cranleigh agreed to, the vendors do nevertheless have a connected purchase. The owners have put an offer on a flat, but it’s not been accepted yet, and are looking at other properties in the pipeline. I have chosen a local conveyancing solicitor in Cranleigh. What do I do now? At what point should I apply for the mortgage with Coventry BS?

It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Cranleigh conveyancing search charges, etc). The first course of action is to check that your lawyer is on the Coventry BS approved list. As to the subsequent phase this very much dictated by the specifics of your transaction, attraction to this property and on the state of the market. In a rising market many purchasers would apply for the mortgage with Coventry BS and pay for the valuation and only if it was satisfactory would they request their conveyancer to proceed with searches.

I have todaydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Cranleigh for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is registered correctly in the name of the previous owner?

The easiest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cranleigh conveyancing specialists.

What does commercial conveyancing in Cranleigh cover?

Non domestic conveyancing in Cranleigh incorporates a broad range of services, offered by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.

If all goes to plan we aim to complete our sale of a £300,000 garden flat in Cranleigh on Tuesday in a week. The freeholder has quoted £372 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a flat conveyance in Cranleigh?

For most leasehold sales in Cranleigh conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Completing conveyancing due diligence enquiries Where consent is required before sale in Cranleigh Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Cranleigh leasehold premises is £350. For Cranleigh conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I own a leasehold flat in Cranleigh, conveyancing having been completed 3 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Cranleigh with a long lease are worth £185,000. The ground rent is £65 invoiced annually. The lease finishes on 21st October 2087

With 61 years unexpired we estimate the premium for your lease extension to be between £19,000 and £22,000 as well as plus your own and the landlord's "reasonable" professional fees.

The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

We are looking to acquire a repression house in Cranleigh and the bank selling require completion inside a month. Do solicitors complete in this timeframe? Would it be better to use a local Cranleigh firm or an online firm that professes to complete quickly?

Attend your Cranleigh shopping parade. Pop in to two or three companies and request to talk to a conveyancing solicitor for a quote. Discuss your situation and seek assurances on time frames. Choose the firm that appears most efficient. Make sure to use a property lawyer on the list of lawyers acceptable to your bank.