It may have been a long time coming a loan offer from NatWest for the refinancing of my 2 bedroom maisonette is expected any day now. Are you able to recommend a cheap conveyancing solicitor in Sunningdale?

This site is not designed to help those in pursuit of the lowest fares for conveyancing solicitors in Sunningdale. Our goal is to offer excellent value conveyancing but our intention is not to advertise as being the cheapest. Avoid the trap of appointing organisations offering £99 conveyancing in Sunningdale. The optimum outcome, in being led by cheap conveyancing, you will receive what you pay for and at worst you will end up being stung for additional fees and still not end up with the service you were hoping for.

After researching online forums for a cheap solicitor in Sunningdale, most say that I should use a CQS assured lawyer. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing procedures via the scheme protocol the standard covers many firms who handle conveyancing in Sunningdale.

Will my conveyancer be making enquiries about flooding during the conveyancing in Sunningdale.

Flooding is a growing risk for solicitors carrying out conveyancing in Sunningdale. There are those who buy a property in Sunningdale, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Lawyers are not best placed to impart advice on flood risk, but there are a various checks that may be undertaken by the purchaser or by their conveyancers which should figure out the risks in Sunningdale. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to determine whether the property has suffered from flooding. In the event that the property has been flooded in past which is not disclosed by the seller, then a buyer could commence a compensation claim as a result of such an inaccurate reply. The purchaser’s solicitors will also order an environmental report. This will higlight whether there is any known flood risk. If so, more detailed inquiries should be conducted.

Over the last few months I have been searching for a ground for flat up to £305k and found one near me in Sunningdale I like with a park and transport links nearby, the downside is that it's only got 49 years on the lease. I can't really find anything else in Sunningdale for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you need a home loan that many years will be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.

I own a leasehold flat in Sunningdale. Conveyancing and Godiva Mortgages Ltd mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Sunningdale who previously acted has long since retired. Any advice?

First make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to instruct a Sunningdale conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I acquired a 2 bed flat in Sunningdale, conveyancing having been completed June 2009. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Sunningdale with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease comes to an end on 21st October 2085

With only 60 years left to run the likely cost is going to span between £20,000 and £23,000 as well as legals.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.