Why would I appoint a Cranleigh conveyancing firm given that web based conveyancers are cheap by comparison?

Its a good idea to compare conveyancing costs in Cranleigh and you should seek a reasonable fee calculation but don’t be focused with getting the lowest priced Cranleigh conveyancer. Appointing the right conveyancer can mark the distinction between a seamless and a stressful home move. It is important that you ensure that you have expert guidance from a trusted lawyer. Emails can't replace a telephone conversation and can never replicate a one to one appointment. Our partner firms will find you a qualified and trusted conveyancing solicitor who can handle your conveyancing from beginning to end, providing a level of personalised service that you are unlikely to received from an internet conveyancer. He or She will keep you updated as to any developments and keep you informed. If you ever need to contact the firm you will know who you need to speak to and they will be sure you are in the know.

The owners have very brash vendors who has recommended a lock out contract with a down payment of 5k. Are such agreements sensible?

Lock out agreements are agreements between a property owner and prospective acquirer giving the buyer exclusive rights to purchase the property within a prescribed time frame. For all intents and purposes, an exclusivity agreement is a contract specifying that you should receive a contract at a later time which is the main conveyancing contract. It is generally utilised for buyer confidence though in some cases, the vendor may stand to benefit from such agreements as well. There are numerous positives and negatives to using an agreement but you need to check with your lawyer but note that it may result in costing you extra in conveyancing charges. In light of these reasons these contracts are avoided when it comes to conveyancing in Cranleigh.

I am purchasing a end of terrace house in Cranleigh. Our aim is to an extension at the rear at the property.Will legal due diligence on the property involve enquiries to see if these alterations were previously refused?

Your property lawyer should review the registered title as conveyancing in Cranleigh will occasionally reveal restrictions in the title deeds which prevent certain changes or need the consent of another owner. Some additions call for local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

I have paid off my mortgage with Santander. I assume I don't need a Cranleigh conveyancer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

The mortgage over my property is with Yorkshire BS for my property in Cranleigh. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?

Your original mortgage agreement with Yorkshire BS will provide that you need their approval prior to letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel solicitor.

My wife and I purchased a terraced Georgian house in Cranleigh. Conveyancing practitioner acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the matching address. Is it worth asking Norwich and Peterborough Building Society to clarify?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cranleigh and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing solicitor who completed the work.

To what extent are Cranleigh conveyancing solicitors duty bound by the Law Society to issue transparent conveyancing figures?

Contained within the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Cranleigh or beyond.