Am I correct in assuming that the fact that my conveyancer in Merriott is not identified on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Merriott conveyancing practice and enquire why they are no longer on the approved list for your lender.
My mortgage company has recommended a law firm on their panel based in Merriott but I would rather use a conveyancing lawyer in Merriott local to me. Are you able to assist?
It is by no means the case that all Merriott conveyancing firms are approved and listed on all banks conveyancing panel. Do make the most of our search tool to locate a Merriott conveyancing conveyancer on the on the lender panel.
My bid for a property was accepted at auction in Merriott. Conveyancing is required. What are my next steps?
Given that you have now legally bound yourself to purchase you must retain a conveyancing practitioner quickly as you are facing a tight a drop dead date to complete the transaction. An auction property will ordinarily have a bespoke legal set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You must hand this to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in order to complete the transaction on the set completion date.
We are planning to move home in July. Should my conveyancing solicitor call the removal company on the completion day. As an aside, can you put forward a removal company in Merriott. Conveyancing solicitor was organised before I stumbled across this page.
On the day of completion you can pick up the house keys from your estate agent but this can only take place when the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be released. You can tell the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can help you choose a conveyancing in Merriott or a lawyer with expertise in conveyancing in Merriott.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Merriott conveyancing practitioner on the Principality panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
What will a local search tell me concerning the property we're purchasing in Merriott?
Merriott conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company such as PSG The local search is essential in every Merriott conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Merriott?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Merriott. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Back In 2009, I bought a leasehold flat in Merriott. Conveyancing and Clydesdale mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Merriott who acted for me is not around. Do I pay?
First contact HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Merriott conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I acquired a basement flat in Merriott, conveyancing having been completed in 1995. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Merriott with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced annually. The lease ends on 21st October 2090
You have 66 years left to run the likely cost is going to be between £12,400 and £14,200 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.