Find a Lender-Approved Local Conveyancer in Morden

Is there a reason to use a Morden conveyancing firm given that internet based conveyancers are easier on the wallet?

Its a good idea to compare conveyancing costs in Morden and you should seek an affordable estimate but don’t be focused with hunting for the cheapest Morden conveyancer. Finding the right conveyancer can mark the distinction between a seamless and a frustrating home move. It is important that you ensure that you have expert guidance from a specialist lawyer. Emails can't be as helpful as a phone discussion and can never replicate a face to face consultation. The firms that we work with will appoint you a qualified and trusted conveyancing solicitor that will deal with your conveyancing from beginning to end, providing a level of hand holding that you rarely receive from an web based conveyancer. Our lawyers will update you on progress and keep you informed. Should it ever be necessary to phone the office you will be sure who to ask for and they will endeavour to make sure that you are in the know.

I am the registered owner of a freehold premises in Morden yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Morden and has limited impact for conveyancing in Morden but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.

What is the difference between a licensed conveyancer and conveyancing solicitor in Morden

There are many registered licenced Conveyancers in Morden and Solicitor practices in Morden offering conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I have decided to exercise my right to buy my property in Morden off the council. I have a mortgage agreed with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

I am selling my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being problematic. The Morden solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have recentlybeen informed that Action Conveyancing have closed. They conducted my conveyancing in Morden for a purchase of a leasehold flat 10 months ago. How can I establish that my home is registered correctly in the name of the previous owner?

The quickest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Morden conveyancing specialists.

I am looking for a flat up to £195,000 and identified one near me in Morden I like with a park and railway links nearby, however it's only got 51 years on the lease. I can't really find anything else in Morden for this price, so just wondered if I would be making a grave error buying a short lease?

Should you need a mortgage the remaining unexpired lease term may be an issue. Reduce the offer by the amount the 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 can request that they 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 consult your conveyancing lawyer regarding this.

We expect to complete the sale of our £350,000 maisonette in Morden next Friday. The freeholder has quoted £420 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Morden?

For most leasehold sales in Morden conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing conveyancing due diligence questions Where consent is required before sale in Morden Supplying insurance information Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Morden leasehold premises is £350. For Morden conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

I have had difficulty in trying to purchase the freehold in Morden. Can the Leasehold Valuation Tribunal adjudicate on premiums?

in cases where there is a absentee landlord or where there is dispute about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to judgment on the premium.

An example of a Lease Extension decision for a Morden 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 was in relation to 1 flat. The unexpired term as at the valuation date was 62.94 years.