My partner’s step-father is a conveyancing practitioner. I expect that I will be offered preferential fee for conveyancing, However if that does not come through, what level of figure would I typically be looking at for conveyancing in Southwater?

It’s wise to request two or three conveyancing estimates. Make use of our search tool on this page. Whilst amounts may vary but service levels do are distinct between solicitors as is true with most professions.

My uncle passed away six months ago and as sole heir and executor I was left the property in Southwater. The house had a small mortgage left on it of around £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this allowed?

Where you intend to refinance then Nationwide will insist on your using a conveyancer on the Nationwide conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nationwide conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nationwide mortgage is registered as a charge at the Land Registry.

My wife and I purchasing a terrace house in Southwater. Our aim is to convert the garage to an office at the house.Will legal due diligence on the property include investigations to ascertain if these works were previously refused?

Your property lawyer will check the registered title as conveyancing in Southwater will sometimes reveal restrictions in the title documents which prevent categories of alterations or need the permission of another owner. Many extensions call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.

I am purchasing a property in Southwater. One unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Nationwide your lawyer must follow the conveyancing instructions outlined in Part 2 of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Nationwide where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties nationwide and is not limited to Southwater.

Completion of my remortgage has taken place for my property in Southwater. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Southwater is the location of the property. Can you offer any assistance?

Flying freeholds in Southwater are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Southwater 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 Southwater may determine 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.

Are there common defects that you encounter in leases for Southwater properties?

There is nothing unique about leasehold conveyancing in Southwater. All leases are drafted differently and drafting errors can result in certain clauses are erroneous. For example, if your lease is missing any of the following, it could be defective:

Service charge per centages that don't add up correctly leaving a shortfall A provision to repair to or maintain elements of the premises

A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Lloyds TSB Bank, Barnsley Building Society, and Platform Home Loans Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to withdraw.

Southwater Conveyancing for Leasehold Flats - Sample of Queries before buying

Generally speaking the outlay for major works tend not to be included within maintenance charges, although a few managing agents in Southwater require tenants to contribute towards a sinking fund created for the specific purpose of establishing a fund for major works. The majority of Southwater leasehold properties will be liable to pay a service bill for maintenance of the block levied on behalf of the management company. If you acquire the property you will have to meet this amount, normally periodically throughout the year. This may vary from a few hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. In all likelihood there will be a ground rent to be met yearly, this is usually not a significant sum, say around £25-£75 but you should to enquire it because occasionally it could be many hundreds of pounds. Is the freehold owned jointly by the tenants?