It has taken forever and a day but a mortgage agreement from Nationwide for the remortgage of my 3 bedroom flat is expected within the next few days. Could you put forward a low cost conveyancing law firm in Mortimer?
You have come to the wrong site to search for a cheap conveyancing in Mortimer. Our aim is to provide value for money conveyancing but we do not work with the cheapest lawyers. Do not be fooled by companies offering the bait of £99 conveyancing in Mortimer. In your best case scenario, in going for cheap conveyancing, you will get your money’s worth and at worst you will end up being stung for extras and still not get the service expected.
What happens if my lawyer’s firm is removed from the Virgin Money Conveyancing panel ahead of completing my conveyancing in Mortimer?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am helping my sister sell her flat in Mortimer. Does the conveyancing solicitor order the energy performance certificate or it is for the seller to see to?
After the abolition of Home Information Packs, EPC’s was left as a compulsory part of selling a house. An energy assessment must be commissioned before the property is put on the market. This is not something that law firms normally organise. If you are instructing a Mortimer conveyancing practitioner they might be willing to arrange energy performance certificates due to their contacts with reputable local assessors
How can we know in advance if a Mortimer conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Mortimer obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your conveyancing.
I was told two weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Mortimer is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Action Conveyancing a few years ago for my conveyancing in Mortimer. I now require my papers however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Mortimer of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Mortimer I like with open areas and transport links nearby, however it's only got 49 years unexpired on the lease. I can't really find anything else in Mortimer in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage that many years will be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least 2 years you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
Last January I purchased a leasehold house in Mortimer. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Mortimer Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing
In the main the outlay for major works tend not to be included within maintenance charges, although a few managing agents in Mortimer require tenants to pay into a sinking fund and this is used to offset against larger works. Most Mortimer leasehold flats will be liable to pay a service charge for maintenance of the building levied on behalf of the freeholder. If you buy the property you will have to pay this liability, usually in instalments during the year. This can vary from several hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a rentcharge to be met yearly, normally this is not a exorbitant figure, say around £50-£100 but you need to enquire it because sometimes it can be surprisingly expensive. It is important to be aware if a new roof is being put on or some other significant cost is due in the near future that will be shared amongst the tenants and could well materially increase the the maintenance fees or necessitate a specific invoice.