Willretaining a Merton conveyancing solicitor make my purchase more efficient?
Existing third party relationships is an important consideration when choosing conveyancing solicitors. Merton law firms enjoy connections with financial advisers and selling, local authorities, valuers and other conveyancing firms meaning you will move in shortest possible time. Possessing a sound intelligence of the local area also helps too.
I require conveyancing for an apartment in a fairly new development (6 years old) in Merton. The vast majority the properties have already been disposed of. Is it strictly necessary to order conveyancing searches for my conveyancing in Merton?
You would be taking a significant risk in failing carrying out Merton conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that your lawyer conducts them. If time pressures and price are primary concerns you should discuss with your solicitor about the viability of search insurance
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Merton. Do I receive the keys to the premises on the completion date from my lawyer? If so, I will appoint a local conveyancing solicitor in Merton?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the vendor’s solicitors, and once they have received this, you should be able to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
Are all Merton Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved firms?
A selection of banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
When it comes to lenders such as Virgin Money, do Merton property lawyers have to pay an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Over the last few months I have been searching for a flat up to £235,500 and identified one close by in Merton I like with open areas and station nearby, however it only has 61 remaining years left on the lease. There is not much else in Merton in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
What does commercial conveyancing in Merton cover?
Merton conveyancing for business premises incorporates a broad array of services, provided by regulated solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
Builders have recommended to me a property lawyer and I've sought a quote from them. It's nearly £250 less expensive than my own Merton conveyancing practitioner. Should I use them?
Builders often have panels of lawyers who expedite matters and who know the developer’s documentation and solicitor. Plenty of developers offer an inducement to select their approved property lawyer for this reason, any increased fees can be avoided and a builder won't recommend a conveyancing factory and run the risk of having the conveyancing stall when they need an exchange within a tight time frame. A counter-argument for not agreeing to use the recommended conveyancing practitioner is that they may prove unwilling to 'push' your interests at the risk of alienating the sellers. Where you have concerns that this may be the situation you should stick with your high street Merton conveyancing practitioner.