After what seems like an age a mortgage agreement from HSBC for the remortgage of my 3 bedroom garden flat is due any day now. Are you able to propose a low cost conveyancing solicitor in New Malden?
This site is not designed to help those in their quest for cut-price fees for conveyancing solicitors in New Malden. Our intention is to offer affordable conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing companies offering the bait of £99 conveyancing in New Malden. In your best case scenario, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up with a hefty uplift in additional fees and still not end up with the service expected.
Is there a reason why leasehold purchase conveyancing in New Malden costs more?
In short, leasehold conveyancing in New Malden and South West London usually involve additional hours of investigation compared to freehold conveyancing. This includes analysing the lease terms, liaising with the landlord about the service of applicable notices, securing up-to-date service charge and management information, obtaining the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first granted.
I am considering applying for a Nationwide mortgage for purchase of a newly converted (under development) in New Malden with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
We are buying a 3 bedroom semi in New Malden. Our aim is to an extension at the rear at the house.Will legal conveyancing on the property involve checks to determine if these alterations are permitted?
Your solicitor should check the deeds as conveyancing in New Malden will occasionally reveal restrictions in the title deeds which prevent certain changes or require the consent of another owner. Some works call for local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
When it comes to mortgage companies such as Nationwide, do New Malden conveyancers have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
The formalities of my purchase has taken place for my property in New Malden. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Just bought a terraced house in New Malden , What is the estimated time for the Land Registry to register my title? My New Malden conveyancing solicitor works at snail pace, so I want to check that my ownership is registered.
There is nothing unique when it comes to conveyancing in New Malden registration formalities. Rather than based on location, timescales can differ according to the party submitting the application, whether it is in order and whether the Land registry communicate with any other persons or bodies. Currently roughly three quarters of such applications are fully addressed in less than three weeks but occasionally there can be extensive delays. Registration occurs once the purchaser is living at the property so post completion formalities is not always top priority but where it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
I am employed by a long established estate agency in New Malden where we have witnessed a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have received conflicting advice from local New Malden conveyancing solicitors. Please can you shed some light as to whether the vendor of a flat can start the lease extension process for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as 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 buyer.
We have reached the end of our tether in seeking a lease extension in New Malden. Can the Leasehold Valuation Tribunal adjudicate on premiums?
if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the LVT to arrive at the price.
An example of a Lease Extension decision for a New Malden property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.