I am helping my niece sell her flat in Windlesham. Will the solicitor order the energy performance certificate or it is for the seller to coordinate?

After the abolition of Home Information Packs, energy assessments remained a mandatory element of selling a house. An EPC must be commissioned prior to the property being placed on the market. This is not a task that conveyancers ordinarily arrange. Where you are using a Windlesham conveyancing solicitor they may be willing to arrange energy performance certificates given their contacts with reputable Windlesham accredited person

Can I be sure that the Windlesham conveyancing solicitor on the Skipton panel is any good?

When it comes to conveyancing in Windlesham seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor conducting your conveyancing.

The formalities of my remortgage has taken place for my property in Windlesham. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.

We are close to exchanging contracts on the sale of our home in Windlesham and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the buyers instructed an internet conveyancing firm rather than a conveyancing solicitor in Windlesham. We have lived in Windlesham for 5 years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that there is no issue.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)

I am looking for a ground for flat up to £305k and identified one round the corner in Windlesham I like with open areas and railway links nearby, however it's only got 49 years unexpired on the lease. I can't really find anything else in Windlesham suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?

Should you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.

In searching the web for the words cheap conveyancing in Windlesham it brings up numerous solicitorsin the area. How do I determine which is the suitable conveyancer for the sale of my house?

The preferential way of seeking a suitable conveyancer is through a personal recommendation, so seek the counsel of friends and relatives who have purchased a property in Windlesham or a local estate agent or financial adviser. Costs for conveyancing in Windlesham differ, so it's advisable to obtain at least four estimates from varying types of property lawyers. Be sure to seek confirmation what costs in the quote includes.

What makes a Windlesham lease problematic?

There is nothing unique about leasehold conveyancing in Windlesham. Most leases are drafted differently and drafting errors can sometimes mean that certain clauses are missing. The following missing provisions could result in a defective lease:

A provision for the recovery of money spent for the benefit of another party. Insurance obligations

You may have a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Norwich and Peterborough Building Society, and Britannia all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the buyer to pull out.

I own a 1st floor flat in Windlesham, conveyancing was carried out in 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Windlesham with a long lease are worth £171,000. The ground rent is £50 yearly. The lease expires on 21st October 2103

With 79 years remaining on your lease we estimate the price of your lease extension to span between £8,600 and £9,800 as well as professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.