We are due to complete buying a property in Morden but as a consequence of wreckage from some water damage at the property I have was able negotiate compensation from the current proprietors in the sum of £2k taking the form of a reduction in the price. I had intended this to be addressed as part of the conveyancing process however Lloyds will not agree to this. Why were they informed?
Your property lawyer that is on a Lloyds approved list is duty bound to advise Lloyds of any amendments to the sale price. If you prohibit your lawyer to disclose the reduction to Lloyds then they would have to discontinue acting for you. In addition, Lloyds and you would have to appoint a new conveyancing practitioner for your conveyancing in Morden.
I am the registered owner of a freehold residence 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 date back hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
We are purchasing a 4 bedroom semi-detached house in Morden. Our aim is to carry out an extension to the side at the property.Will legal conveyancing on the property include investigations to ascertain if these alterations are prohibited?
Your solicitor will review the deeds as conveyancing in Morden will sometimes reveal restrictions in the title deeds which prevent certain works or necessitated the permission of a 3rd party. Many works require local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Completion of my purchase has taken place for my property in Morden. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I was told four weeks ago that my mortgage has been agreed to by Lloyds. Is it usual for Lloyds to only issue the offer once my solicitor in Morden is approved on their conveyancing panel? Lloyds have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
We are selling our home in Morden and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the purchasers used a nationwide conveyancing firm rather than a conveyancing solicitor in Morden. Having lived in Morden for many years we know of no issue. Should we contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Me and my brother own a renovated Victorian property in Morden. Conveyancing solicitor represented me and Lloyds TSB Bank. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Morden and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
I opted to have a survey done on a house in Morden ahead of instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some lenders tend refuse to grant a mortgage on this type of home.
It varies from the lender to lender. Bank of Scotland has different requirements from Birmingham Midshires. If you call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Morden. Conveyancing will be smoother if you use a solicitor in Morden especially if they are accustomed to such properties in Morden.