Our solicitor has uncovered a a problem with the lease for the property we are buying in Morden. The other side have offered title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancing practitioner has advised that he must check that the mortgage company is willing to move forward with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
I am aiming to move home in September. Does my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Morden. Conveyancing lawyer was organised before I stumbled across your site.
On the day of completion you will need to pick up the house keys from your selling agent but this should only occur when the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be released. You can tell the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can help you find a residential property solicitor in Morden or a firm with expertise in conveyancing in Morden.
Is it correct that all Morden CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved practices?
Some major lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I had a mortgage agreed in principle with HSBC. Morden conveyancing solicitors have been appointed. What is the average time that one could expect to receive a mortgage offer from HSBC?
There is no definitive answer here. Have HSBC conducted the survey? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I require quick conveyancing in Morden as I am under a deadline to complete within 3 weeks. A home loan is not required. Can I avoid the conveyancing searches to save money and time?
If.Given you are are a cash purchaser you have the choice not to have searches carried out although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Morden the following are instances of what can arise and therefore impact future saleability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Unadopted Roads,...
four months have gone by following my purchase conveyancing in Morden concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
My partner has recommend that I use his conveyancing solicitors in Morden. Should I use them?
There are no two ways about it the best way to select a conveyancing lawyer is to get recommendations from friends or relatives who have used the conveyancer you're are thinking of instructing.
Frank (my husband) and I may need to let out our Morden ground floor flat for a while due to taking a sabbatical. We instructed a Morden conveyancing practice in 2001 but they have since shut and we did not think at the time seek any guidance as to whether the lease permits subletting. How do we find out?
Your lease governs the relationship between the freeholder and you the leaseholder; specifically, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no specific ban or restriction, subletting is allowed. The majority of leases in Morden do not prevent strict prohibition on subletting – such a clause would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.
Following months of correspondence we simply can't 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?
in cases where there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to determine the sum to be paid.
An example of a Lease Extension case 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 affected 1 flat. The number of years remaining on the existing lease(s) was 62.94 years.