Our mortgage company has recommended solicitors on their panel based in Morden but I would rather instruct a conveyancing lawyer in Morden round the corner to me. Can you help?
Far from all Morden conveyancing practitioners are on all lender’s conveyancing panel. Please make use of our search tool to find a Morden conveyancing solicitor on the on the mortgage company panel.
We are purchasing a property and the solicitor has mentioned Chancel Repair for which the property may be liable because it falls into the area of such a church. He has suggested insurance. Is this strictly appropriate for conveyancing in Morden
Unless a prior acquisition of the premises completed post 12 October 2013 you can take it that conveyancing practitioners handling conveyancing in Morden to remain recommending a chancel search and or chancel repair liability insurance.
I am buying a new build flat in Morden. Conveyancing is necessary evil 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 conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Morden
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I am using a search engine for the words conveyancing in Morden it shows results of many conveyancersin the vicinity. How do I determine which is the right conveyancer for me?
The best way of choosing the right conveyancer is via personal recommendation, so seek the opinion of friends and relatives who have acquired a property in Morden or the local estate agent or financial adviser. Costs for conveyancing in Morden differ, so it's a good idea to request a minimum of four estimates from different property lawyers. Be sure to secure confirmation that the fees are fixed.
I am a negotiator for a long established estate agent office in Morden where we have witnessed a few flat sales jeopardised due to short leases. I have received inconsistent advice from local Morden conveyancing solicitors. Could you shed some light as to whether the owner of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I am the proprietor of a first flat in Morden. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
Where there is a missing landlord or if there is dispute about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to assess the price.
An example of a Lease Extension decision 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 was in relation to 1 flat. The unexpired term as at the valuation date was 62.94 years.
Estate agents have just been given the go-ahead to market my garden apartment in Morden.Conveyancing has not commenced however I have recently received a half-yearly maintenance charge invoice – Do I pay up?
It best that you discharge the maintenance contribution as usual because all rents and maintenance payments should be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless 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. This will smooth the conveyancing process