My husband and I are hoping to acquire a home in Merton Park and are in fact using a Merton Park conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Godiva Mortgages Ltd have this morning contacted us to inform me that there is now an issue as our Merton Park solicitor is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Merton Park lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
Are you able to vouch for a Alliance & Leicester allowed Merton Park conveyancing solicitor finish our house move within less than a month? Would it be better to use a high street Merton Park conveyancer or a web based firm?
We can recommend some very good Merton Park conveyancing firms. You can also walk up the high street in Merton Park. Approach some well established firms and ask to see a conveyancing solicitor for a costs illustration. Discuss your time frames together with the reasons and ask for an assurance on speed. Select the one that you are most comfortable with.
About to purchase a new build apartment in Merton Park. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Merton Park
-
There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan.
My uncle has suggested that I instruct his conveyancers in Merton Park. Do I take his advice?
Much as we are happy to recommend a Merton Park conveyancing lawyer the best way to find a conveyancing lawyer is to have referrals from friends or family who have actually previously instructed the firm you're are thinking of instructing.
Having checked my lease I have discovered that there are only Fifty years remaining on my lease in Merton Park. I now want to get lease extension but my freeholder is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to prove that you have used your best endeavours to track down the lessor. For most situations an enquiry agent may be useful to try and locate and prepare an expert document which can be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a conveyancer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Merton Park.
I have given up trying to reach an agreement for a lease extension in Merton Park. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a absentee landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to judgment on the price payable.
An example of a Lease Extension case for a Merton Park flat is 14 Nutwell Street in January 2014. The premium payable for the acquisition of a new lease of the subject premises was in the sum of £30,523 This case affected 1 flat. The unexpired term as at the valuation date was 62.94 years.
I am purchasing a garden maisonette in Merton Park. Conveyancing solicitor is waiting for, from the owner, building insurance schedule. This morning I was informed that the owner must forward the insurance schedule for the flat above also. Why would my solicitor need to see the insurance for the flat above? Is it strictly required? We have been stalled for the previous month…
It is not impossible in leasehold conveyancing in Merton Park to find Conveyancing in Merton Park in a minority of cases reveals that the lease requires the tenant's to insure their individual flats as opposed to the landlord insuring the complete property - which is definitely better. Do check with your solicitor but it would appear that your conveyancing practitioner is seeking to establish that the whole building is insured. Insuring your apartment is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed for lack of insurance cover.