Is the fact that my solicitor in Morden is not on my bank's solicitor panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Morden conveyancing practice and enquire why they are no longer on the approved list for your lender.
We're in Morden, First time buyers buying with a mortgage (lender is Virgin Money , and our solicitor is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am aiming to move home in July. Should my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Morden. Conveyancing firm was found before I stumbled across this website.
On the afternoon of completion you will need to collect the keys from your property agent however this can only be done after the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you can inform the removal men that they can start moving you in. We do not suggest a particular removal organisation but can assist you in locating a residential property solicitor in Morden or a solicitor with expertise in conveyancing in Morden.
Can you point me to a directory of Clydesdale panel conveyancers in Morden on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings open the public online. Where you are in need of a Morden conveyancing practitioner on the Clydesdale please make the most of our tool.
is it true that all Morden solicitors on the Principality conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Principality conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a simple, no chain conveyancing. Morden is where the house is located. Can you offer any opinion?
Flying freeholds in Morden are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Morden you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Morden may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In what way can the Landlord & Tenant Act 1954 affect my business offices in Morden and how can your lawyers assist?
The particular law that you refer to affords protection to commercial lessees, granting the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Morden is one of our many locations in which the firms we work with are based
Can you provide any top tips for leasehold conveyancing in Morden with the aim of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Morden can be avoided where you get in touch lawyers as soon as your agents start marketing the property and ask them to collate the leasehold information needed by the buyers’ solicitors. Many landlords or Management Companies in Morden levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for 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 delay in leasehold conveyancing in Morden. Some Morden leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly 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 service charge figures so that they can pass this information on to the buyers or their lawyers. If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share certificate. Obtaining a duplicate share certificate is often a time consuming process and slows down many a Morden conveyancing transaction. If a new share is required, do contact the company officers or managing agents (if relevant) for this sooner rather than later.
We have reached the end of our tether in negotiating a lease extension in Morden. Can the Leasehold Valuation Tribunal adjudicate on premiums?
in cases where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to assess the price.
An example of a Lease Extension case for a Morden residence 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 related to 1 flat. The unexpired term as at the valuation date was 62.94 years.