I am buying a victorian detached house in Mitcham. The intention is to carry out a loft conversion at the property.Will the conveyancing process include enquiries to determine if these alterations are allowed?
Your conveyancer will check the registered title as conveyancing in Mitcham will on occasion identify restrictions in the title documents which prevent categories of changes or need the consent of another owner. Many extensions call for local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
Can you point me to a directory of Santander panel conveyancers in Mitcham on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. A small selection of mortgage companies make their panel listings available on the web. If you are in need of a Mitcham solicitor on the Santander please make the most of our tool.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Mitcham building society branch on various occasions and was reassured it wasn't an issue and they would lend. My Mitcham conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I have no idea who is right.
Provided that the property lawyer is on the bank approved list, they must adhere to the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Have purchased a a semi-detached house in Mitcham , What is the estimated time for the Land Registry to register the transfer to my name? My Mitcham conveyancing solicitor works at snail pace, so I want to check the land registry aspects are addressed.
There is nothing unique about conveyancing in Mitcham registration formalities. Rather than based on location, timescales can adjust according to who lodges the application, whether it is in order and whether the Land registry communicate with any other persons or bodies. Currently in the region of 80% of submission are completed in less than three weeks but occasionally there can be extensive hold-ups. Registration is effected once the purchaser has moved in to the premises thus post completion formalities is not usually primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.
How does conveyancing in Mitcham differ for newly converted properties?
Most buyers of new build premises in Mitcham contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is constructed. This is because house builders in Mitcham tend to acquire the site, 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 conveyancers 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 used to new build conveyancing in Mitcham or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £245,000 and found one near me in Mitcham I like with a park and transport links in the vicinity, the downside is that it's only got 49 years on the lease. I can't really find anything else in Mitcham in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
As co-executor for the will of my grandfather I am disposing of a residence in Newport but I am based in Mitcham. My conveyancer (who is 260 kilometers from meneeds me to execute a stat dec prior to completion. Could you suggest a conveyancing practitioner in Mitcham to witness this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Mitcham based
Can you provide any advice for leasehold conveyancing in Mitcham from the point of view of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Mitcham can be avoided if you instruct lawyers the minute you market your property and request that they start to put together the leasehold documentation needed by the purchasers’ lawyers. A minority of Mitcham leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. Many freeholders or managing agents in Mitcham charge for supplying management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Mitcham. You may think that you are aware of the number of years remaining on your lease but it would be advisable verify this by asking your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to where the lease term is below 80 years. In the circumstances it is important at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.
I have had difficulty in trying to purchase the freehold in Mitcham. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Mitcham conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Mitcham property is 50 & 52 Southcroft Road in September 2013. The tribunals own valuation determined that the premium payable should be £29,000 This case affected 2 flats. The unexpired lease term was 86.11 and 60.64.