The Morden conveyancing firm handling our Morden conveyancing has discovered a discrepancy between the assumptions in the home valuation report and what is revealed within the conveyancing documents. My solicitor informs me that he needs to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my conveyancer’s stance right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
What is the optimum way to investigate if the solicitor carrying out my conveyancing in Morden is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Godiva Mortgages Ltd thus spending £175.00 in additional legal charges.
You should take advantage of the search tool on this web page. Pick the lender and type ‘Morden’ or your location and you will discover a number of lawyer located in Morden or by proximity to you.
A relative advised me that if I am purchasing in Morden I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Morden conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Morden around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Morden Education with maps and statistics, Local Amenities and other useful information about Morden.
Me and my brother own a semi-detached Georgian house in Morden. Conveyancing lawyer acted for me and Britannia. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the matching property. Is it worth asking Britannia to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be 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 locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing lawyer who carried out the work.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Morden is where the house is located. Can you offer any advice?
Flying freeholds in Morden are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Morden you must be sure that your lawyer goes 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 ascertain 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 premises.
I have just appointed agents to market my 2 bed flat in Morden. Conveyancing has not commenced, but I have recently received a half-yearly maintenance charge demand – Do I pay up?
The sensible thing to do is clear the service charge as usual given that all rents and service invoices will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a second floor flat in Morden. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?
in cases where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to calculate the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Morden property 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.