My IFA has requested my Moor Park lawyer’ panel reference for the Santander conveyancing panel. Can you suggest how I discover this. I have e-mailed my local Moor Park office but they cant find it on their system.
Have you tried contacting your Moor Park lawyer about this?. Most Moor Park law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
I just acquired a flat at auction in Moor Park. Conveyancing is required. What happens now?
Now that you have exchanged you will need to choose a conveyancing practitioner quickly as you now have a tight a fixed date to complete the property. An auction property will ordinarily have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to hand this to the solicitor instructed by you at the earliest opportunity. You also need to ensure that your finances are in order to complete on the on the contractual date .
Can you help - my lawyer says that chancel insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Moor Park?
The right level of chancel indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such insurances.
I have paid off my mortgage with Santander. I assume I don't need a Moor Park solicitor on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Have purchased a a detached house in Moor Park , What is the estimated time for the Land Registry to register my title? My Moor Park conveyancing solicitor has been very slow, so I want to be sure that my ownership is recorded.
There is nothing unique about conveyancing in Moor Park registration formalities. Rather than based on location, timescales can adjust depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any 3rd persons or bodies. At present roughly 80% of submission are completed within 12 days but occasionally there can be longer delays. Historically registration is effected after the buyer is living at 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 lawyers should contact the land registry and explain the circumstances.
How does conveyancing in Moor Park differ for new build properties?
Most buyers of new build or newly converted property in Moor Park approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because house builders in Moor Park 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 accustomed to new build conveyancing in Moor Park or who has acted in the same development.
Despite our best efforts, we have been unsuccessful in trying to reach an agreement for a lease extension in Moor Park. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to make a decision on the premium.
An example of a Lease Extension matter before the tribunal for a Moor Park property is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case was in relation to 3 flats. The unexpired term as at the valuation date was 71 years.
In relation to leasehold conveyancing in Moor Park what are the most frequent lease defects?
Leasehold conveyancing in Moor Park is not unique. Most leases are individual and drafting errors can sometimes mean that certain sections are wrong. The following missing provisions could result in a defective lease:
-
Repairing obligations to or maintain parts of the premises
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Halifax, Chelsea Building Society, and Aldermore all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to pull out.
The conveyancing solicitors undertaking our conveyancing in Moor Park has sent papers to review that reveal that the property is unregistered with epitome documents. Is it not the case that all property in Moor Park are registered?
Although the vast majorities of properties in Moor Park are now registered with the Land Registry there are still some that remain unregistered. Any property in Moor Park that has been transferred since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Moor Park property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Moor Park conveyancing practitioners should be able to handle such matters but in the event that uncertainty exists the standard recommendation presently appears to be for the vendor’s solicitor to address the registration formalities first and thereafter sell - this this chain of events will result in a protracted conveyancing.