Am I correct in assuming that the fact that my conveyancer in Morden Park is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Morden Park conveyancing firm and ask them why they are no longer on the approved list for your bank.
Can the conveyancing solicitors indexed on your site carry out right to buy conveyancing in Morden Park?
We have identified numerous conveyancing practitioners carrying out right to buy transactions Do contact the conveyancers listed to secure a costs calculation.
Should our lawyer be asking questions regarding flooding as part of the conveyancing in Morden Park.
Flooding is a growing risk for solicitors carrying out conveyancing in Morden Park. There are those who buy a property in Morden Park, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, however there are a number of searches that can be undertaken by the purchaser or on a buyer’s behalf which will figure out the risks in Morden Park. The conventional set of information sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to discover whether the property has suffered from flooding. If flooding has previously occurred which is not notified by the owner, then a buyer could issue a legal claim for losses stemming from an misleading response. The buyer’s solicitors will also commission an enviro search. This should higlight if there is any known flood risk. If so, further inquiries will need to be carried out.
I'm buying a new build house in Morden Park with a loan from Britannia. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my conveyancer about the deal as it could affect my loan with Britannia. Do I keep my lawyer in the dark?.
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.
I am on look out for some leasehold conveyancing in Morden Park. Before I get started I would like to find out the remaining lease term.
If the lease is registered - and almost all are in Morden Park - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Morden Park conveyancing firm to represent me?
in cases where there is a missing landlord or where 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 First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Lease Extension case for a Morden Park premises is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case was in relation to 1 flat. The remaining number of years on the lease was 60.43 years.
My a dozen years ago. He has been wed, divorced and is now married again. He now wishes to the sell the Morden Park property. I think he will just be asked to provide a copy of the marriage certificates to the conveyancing practitioner but he is concerned it will frustrate the sale of the flat. Should he appoint a solicitor to update the land title information for the property?
The is no need to bring up to date the title for the property on the basis that you have the proof needed to demonstrate how the name change has come about.
Any purchaser’s lawyer will examine the registered information and request evidence to establish the name change for example marriage documentation.