We are getting a further advance on our mortgage from Coventry BS as we wish to carry out renovations to our house in Mortimer. Are we obliged to appoint a high street Mortimer solicitor on the Coventry BS conveyancing panel to deal with the legals?
Coventry BS do not ordinarily appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS list.
I am buying a property in Mortimer. A rare aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is RBS your lawyer must comply with the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for RBS. The CML Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to RBS where a lease fails to satisfy these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Mortimer.
We were going to get a AIP from Virgin Money this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Mortimer solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Mortimer solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
Just bought a terraced house in Mortimer , What is the estimated time for the Land Registry to record the transfer to my name? My Mortimer conveyancing solicitor works at snail pace, so I want to be sure that my purchase is registered.
As far as conveyancing in Mortimer is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether there are errors and whether the Land registry must send notices to any other persons or bodies. Currently roughly three quarters of such applications are completed within two weeks but some can be subject to longer delays. Historically registration occurs once the new owner is living at the premises so 'speed' is not usually primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Mortimer differ for new build properties?
Most buyers of new build premises in Mortimer contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Mortimer typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Mortimer or who has acted in the same development.
Am I right to be wary by estate agents that I am dealing with are recommending an online conveyancing firm rather than a High Street Mortimer conveyancing firm?
As with lots of professional services, often input from relatives can be very helpful. But there are many players in a conveyancing deal; estate agents, mortgage brokers and lenders might all suggest conveyancers to appoint. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the endorsement. You are free to select your own lawyer. However, bear in mind that some lenders specify a panel list of solicitors you are obliged to use for the mortgage aspect of your house move.
My husband and I are new on the property ladder - had an offer accepted, but the estate agent told us that the vendor will only go ahead if we instruct the agent's recommended lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a family conveyancer with experience of conveyancing in Mortimer
We suspect that the owner is unaware of this request. If they want ‘a quick sale', alienating a genuine buyer is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Mortimer conveyancing solicitors - not the ones that will give their negotiator at the agency a kickback or meet his conveyancing thresholds set by HQ.
Having had my offer accepted I require leasehold conveyancing in Mortimer. Before diving in I want to be sure as to the remaining lease term.
If the lease is recorded at the land registry - and most are in Mortimer - 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.
Leasehold Conveyancing in Mortimer - A selection of Questions you should ask Prior to buying
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Are any of leasehold owners in dispute over their service charge liability? How is the lease structured? You should be aware if it is fewer than eighty years it will have adverse implications on the value of the flat. Check with your lender that they are content with residual term of the lease. A short lease means that you will probably have to extend the lease sooner rather than later and it is worth finding out what this will be. For most Mortimerlease extensions you will be required to have been the owner of the premises for 24 months before you are legally able to carry out a lease extension.