I can't travel far from Merton. Is there a reason why all Merton lawyers aren't included on all lender panels?
Banks ordinarily impose restrictions on either the nature or volume of conveyancing practices on their panel. A common example of such criteria being that a organisation must have at least two partners. In addition to restricting the structure of firm, some banks for example HSBC decided to restrict the number of practices they permit to represent them. It is worth noting that mortgage companies have no liability for the standard of service given by any Merton conveyancing practitioner on their panel. Property fraud was a key driver in the culling of solicitor panels in the last decade even though there are contrary assessments about whether solicitors sat at the center of that fraud. Statistics via HMLR indicates that thousands of conveyancing organisations only carry out one or two conveyances annually. Those advocating conveyancing panel consolidation ask why law firms deserve claim to be on a lender panel when it is evident that conveyancing is not their primary expertise?
It is is a decade since I acquired my home in Merton. Conveyancing solicitors have just been appointed on the sale but I can't find the title documents. Will this cause complications?
Don’t worry too much. Firstly the deeds may be kept by the mortgage company or they may be in the possession of the solicitor who acted in the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Most conveyancing in Merton involves registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
I note that there are debates on Chancel Insurance on online forums. Do I need this when buying a residence in Merton? or Apparently there is a law dating back centuries that means some homeowners living in a parish church boundary may be liable to pay for repairs towards the chancel in proximity to the church. Is this relevant for conveyancing in Merton?
Unless a previous acquisition of the premises took place after 12 October 2013 you may take it that solicitors delivering conveyancing in Merton to continue to advocate a chancel search and or insurance against a claim.
Hoping to buy a property located in Merton and I am already nervous. I couldn't find anything specific about Merton. Conveyancing will be needed in due course but do you know about the Merton area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Merton. In the meantime here are some basic statistics that we found
Having checked my lease I have discovered that there are only Sixty One years unexpired on my lease in Merton. I now wish to get lease extension but my landlord is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to prove that you have used your best endeavours to find the lessor. On the whole an enquiry agent would be useful to try and locate and prepare a report which can be accepted by the court as evidence that the freeholder is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s absence and the application to the County Court covering Merton.
Merton Leasehold Conveyancing - A selection of Questions you should consider Prior to buying
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Is anyone aware of any major works in the planning that will likely increase the service costs? Who takes charge for maintaining and repairing the building?
I am buying a flat with all finances in place. My solicitor has been supplied with with 2 separate evidence of photographic identification, bank statement, endless utility bills. Now he wants a copy from a probate lawyer acknowledging that the money is in order and that it has come from inheritance and not via illegitimate means.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Merton conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.