Please could you vouch for a The Royal Bank of Scotland approved Godalming conveyancing practice that can complete within two weeks? Am I best advised to choose a local Godalming solicitor or a factory type firm?

We would be happy to suggest some excellent Godalming conveyancing firms. Another option is to visit the main road in Godalming. Approach some well established firms and request to speak with a conveyancing solicitor for a quote. Discuss your time frames together with your reasons and get an assurance on your deadline. Choose the one that you trust.

How does conveyancing in Godalming differ for newly converted properties?

Most buyers of new build property in Godalming approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Godalming usually acquire the land, 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 property lawyers 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 used to new build conveyancing in Godalming or who has acted in the same development.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Godalming is the location of the property. Can you shed any light on this issue?

Flying freeholds in Godalming are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Godalming you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Godalming may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Helen (my wife) and I may need to sub-let our Godalming ground floor flat for a while due to a career opportunity. We instructed a Godalming conveyancing practice in 2002 but they have closed and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

The lease governs relations between the landlord and you the leaseholder; specifically, it will indicate if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Godalming do not contain an absolute prevention of subletting – such a clause would adversely affect the market value the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.

Leasehold Conveyancing in Godalming - Examples of Queries before Purchasing

You should want to find out as much as you can regarding the managing agents as they can either make your life much easier or uncomfortable. As the proprietor of a leasehold property you are often at the mercy of the managing agents both financially and when it comes to practical issues like the cleanliness of the common parts. Enquire of prospective neighbours whether they are happy with their service. In conclusion, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and specifically what it includes. What is the length of the lease? It is important to be aware whether fixing the lift or some other significant cost is coming up that will be shared between the leasehold owners and will dramatically impact the level of the service fees or necessitate a one off invoice.

What could I expect to pay for conveyancing in Godalming?

Almost all Godalming conveyancing solicitors will charge a standard fee. Where additional work become due during the conveyancing your property lawyer is duty bound to disclose to you in writing of any further charges for such work as soon as it becomes obvious. Some work on a no sale no charge offering, others will levy an bill for a fraction of the set costs, depending on the stage at which the transaction aborts.

It may be helpful for you to obtain two or three practices to send you a quotation.