Am I correct in assuming that the fact that my solicitor in Merton Park is not identified on my bank's conveyancing panel that there is a problem with the standard of her conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. Just recently a 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 Merton Park conveyancing practice and ask them why they are no longer on the approved list for your bank.
AssumingI was to acquire a straightforward housein Merton Park for cash and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Merton Park?
Any savings you would achieve will be isolated to the Merton Park conveyancing searches. Your property lawyer still be obliged to do everything else - money laundering, liaising with the vendors conveyancer, stamp duty submission, register the property etc. You might save a bit for them not needing to register a charge however it won't be significant.
What can a local search inform me concerning the property my wife and I buying in Merton Park?
Merton Park conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Searchflow The local search plays an important role in most Merton Park conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. 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 thirteen subject headings.
2 months have elapsed following my purchase conveyancing in Merton Park completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Merton Park differ for newly converted properties?
Most buyers of new build property in Merton Park approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Merton Park tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Merton Park or who has acted in the same development.
I need to instruct a conveyancing solicitor for freehold conveyancing in Merton Park. I have discover a site which appears to be the ideal answer If it is possible to get all the legals done via phone that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?