Are you able to vouch for a National Westminster Bank allowed Morden conveyancing lawyer that can complete within two weeks? Would it be better to use a local Morden conveyancer or an online comparison site?
We would be happy to suggest some excellent Morden conveyancing firms. Another option is to visit the high street in Morden. Go in to some well established law practices and request to speak with a conveyancing solicitor for a quote. Explain your time frames together with the reasons and ask for a commitment on your deadline. Appoint the lawyer that appears most efficient.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Morden solicitor on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
The mortgage over my property is with Yorkshire BS for my property in Morden. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Yorkshire BS?
You must advise Yorkshire BS before renting your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel solicitor.
About to purchase apartment in Morden. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Morden lawyer is on the Skipton conveyancing panel.
The estate agent has sent us the confirmation of our purchase of a new build flat in Morden. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Morden
Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants.
My husband and I are novice buyers - agreed a price, but the selling agent has warned us that the owners will only move forward if we instruct the agent's chosen solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Morden
It is highly unlikely the owners are driving this. Should the owner require ‘a quick sale', turning down a motivated purchaser is going to damage their objectives. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)but you intend to use your preferred Morden conveyancing lawyers - as opposed tothose that will provide their negotiator at the agency a introducer fee or achieve conveyancing thresholds pre-set by head office.
Can you provide any advice for leasehold conveyancing in Morden with the aim of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Morden can be avoided if you instruct lawyers the minute your agents start advertising the property and request that they start to collate the leasehold documentation needed by the buyers’ representatives. If you are supposed to have a share in the Management Company, you should make sure that you have the original share document. Organising a new share certificate is often a time consuming process and slows down many a Morden conveyancing deal. If a new share certificate is required, do contact the company director and secretary or managing agents (if relevant) for this sooner rather than later. You believe that you know the number of years remaining on your lease but it would be wise to double-check by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is under 75 years. It is therefore essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. The majority of freeholders or managing agents in Morden charge for providing management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Morden. A minority of Morden leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are 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 purchasers or their solicitors.
Following years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Morden. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We are happy to put you in touch with a Morden conveyancing firm who can help.
An example of a Lease Extension decision for a Morden flat 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 remaining number of years on the lease was 62.94 years.
I'm buying a property in Morden. I have found my conveyancer's company on the Law Society's list, but I can't locate my conveyancer's name on the list. Should I be concerned?
Not all staff in the company must be listed by the regulator. As long there is a manager qualified to 'oversee' the transaction, the actual day-to-day activity can be undertaken by unqualified staff.