Please could you vouch for a The Royal Bank of Scotland approved Morden conveyancing conveyancer finish our house move within two weeks? Would it be better to use a local Morden firm or an internet comparison site?
We would be happy to suggest some excellent Morden conveyancing firms. You can also walk up the high street in Morden. Visit some well established firms and request to speak with a conveyancing solicitor for a quote. Explain your expectations together with your reasons and ask for an assurance on speed. Choose the one that genuine.
I am purchasing my first flat in Morden with a mortgage from The Royal Bank of Scotland. The sellers would not reduce the price so I negotiated £7000 of additionals instead. The sale representative told me not to tell my lawyer about the extras as it could impact my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How difficult is it to switch solicitor as I have to retain a firm on the Halifax conveyancing list. I hired a high street conveyancing solicitor in Morden round the corner but he is not approved by Halifax
We will our best to assist in finding you a conveyancing solicitor in Morden on the Halifax panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Morden. In making use of the find a conveyancing solicitor tool on this site, you can contrast charges for conveyancing solicitors in Morden and throughout England and Wales.
My brother has recommend that I appoint his conveyancers in Morden. Should I use them?
No doubt the ideal way to choose a conveyancing lawyer is to seek referrals from friends or relatives who have previously instructed the firm you're are thinking of instructing.
I am tempted by the attractive purchase price for a two apartments in Morden both have approximately forty five years unexpired on the leases. Do I need to be concerned?
There are no two ways about it. A leasehold flat in Morden is a deteriorating asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it reduces the salability of the premises. For most buyers and mortgage companies, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Morden conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
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 freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to arrive at the sum to be paid.
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 affected 1 flat. The remaining number of years on the lease was 62.94 years.
Much to my surprise my solicitor in Morden is asking me for personal identification documents stating that this forms part of his retainer as a conveyancer on the bank Conveyancing panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not unique to conveyancing in Morden