Can you clarify what the consequences are if my lawyer’s firm is removed from the Principality Solicitor panel ahead of completing my conveyancing in Merton Park?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My father informed me that in buying a property in Merton Park there could be various restrictions preventing external alterations to a property. Is this right?
There are anumerous of properties in Merton Park which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Merton Park should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Merton Park conveyancer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I was told four weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Merton Park is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
What will a local search inform me concerning the property I am purchasing in Merton Park?
Merton Park conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search plays a central role in many a Merton Park conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search will provide data on, amongst other things, details on planning applications relevant 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 subject sections.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Merton Park?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Merton Park. 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…’
What is different about your site and other internet conveyancing solicitors when it comes to conveyancing in Merton Park?
At this site receive an accurate costs illustration from a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Merton Park. Unlike many estate agents and many comparison sites we do not operate kick-back deals with solicitors. A large number of agents and online brokers 'recommend' solicitors who pay the highest per referral, rather than the best value conveyancing in Merton Park
Estate agents have just been given the go-ahead to market my 2 bed apartment in Merton Park. Conveyancing lawyers have not yet been instructed, but I have recently had a half-yearly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is clear the maintenance contribution as usual because all rents and maintenance invoices should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Merton Park conveyancing firm to act on my behalf?
if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to judgment on 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 unexpired term as at the valuation date was 62.94 years.