Having been told to check out your service we were going to go ahead with a conveyancing solicitor in Merton Park recommended using your comparison tool but have come across some other costs illustrations via the web seem cheaper – how come?
You can find plenty of firms promoting self styled £99 conveyancing, but supplementalcharges end up with the closing invoice markedly uplifted. In accordance with regulatory requirements fees set out in terms of engagement should be equitable invoiced The conveyancers that we put forward for conveyancing in Merton Park set out all costs for a domestic conveyancing matter.
It is is a decade since I bought my house in Merton Park. Conveyancing solicitors have recently been instructed on the sale but I can't track down the title deeds. Is this a major issue?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they could stored with the lawyers who handled the purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. The vast majority of conveyancing in Merton Park relates to registered property but in the rare situation where your property is not registered it is more tricky but is resolvable.
we are a couple who are purchasing a 2 bedroom apartment in Merton Park with a residential mortgage from Britannia.We would like to retain our Merton Park conveyancing solicitor but Britannia advised that her practice is not on their approved list of firms. we are left little option but to use a Britannia panel solicitor or retain our local solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage issued to you is subject to its terms and conditions, one of which will be that lawyers needs to be on the Britannia approved list. in the past, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Britannia
About to purchase a new build flat in Merton Park. Conveyancing is necessary evil 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.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Merton Park
Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Merton Park is the location of the property. Can you offer any opinion?
Flying freeholds in Merton Park are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Merton Park you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merton Park may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Can you offer any advice when it comes to finding a Merton Park conveyancing practice to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Merton Park conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with several firms including non Merton Park conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
If the firm is not ALEP accredited then what is the reason? What volume of lease extensions has the firm completed in Merton Park in the last 12 months?
I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Merton Park conveyancing firm to represent me?
in cases where there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to decide the premium.
An example of a Lease Extension decision for a Merton Park premises 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 number of years remaining on the existing lease(s) was 62.94 years.