My wife and I have lately acquired a house in Merton. We have noticed several problems with the property which we suspect were missed in the conveyancing searches. What action can we take? What searches should? have been ordered for conveyancing in Merton?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Merton. Conveyancing searches and due diligence undertaken during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a seller completes a questionnaire referred to as a Seller’s Property Information Form. answers proves to be misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Merton.
Is it the case that all Merton CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
Can I be sure that the Merton conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Merton seeking 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 lawyer conducting your conveyancing.
Yorkshire BS have agreed my home loan in principle, my offer on a flat in Merton has been agreed to, now what?
Your estate agent will need to be informed of your conveyancer's details (make sure the lawyers are on the lender’s approved list). Telephone Yorkshire BS or your broker and complete any outstanding forms. Yorkshire BS will instruct a valuer who will get in touch with the estate agent or seller to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight for the mortgage offer to be issued. Yorkshire BS will issue the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Merton.
Just acquired a terraced house in Merton , how long will it take for the Land Registry to register my ownership? My Merton conveyancing solicitor has been painfully slow, so I want to check that my purchase is recorded.
There is nothing unique when it comes to conveyancing in Merton registration formalities. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether there are errors and if the Land registry need to notify any third persons or bodies. At present roughly 80% of such applications are fully dealt with within 12 days but occasionally there can be longer hold-ups. Historically registration is effected once the new owner is living at the property so 'speed' is not usually an essential issue but if there is a degree of urgency associated with the registration then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Merton is where the house is located. Is there any advice you can impart?
Flying freeholds in Merton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Merton you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Frank (my husband) and I may need to sub-let our Merton ground floor flat for a while due to a career opportunity. We instructed a Merton conveyancing practice in 2002 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A small minority of properties in Merton do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to review references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I acquired a ground floor flat in Merton, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Merton with an extended lease are worth £206,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2091
You have 66 years remaining on your lease we estimate the price of your lease extension to span between £12,400 and £14,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
My husband and I are disposing of a Merton apartment left to us six years ago in 2009. I have over 15 years conveyancing knowledge and, now retired, intend to conduct the legal work. The purchaser's conveyancing practitioner has informed me that their Lenders will not allow us to do our own conveyancing requiring the funds to be transferred to a solicitor's bank account.
Lending instructions to conveyancing practitioners from all mainstream lenders specify that If the seller is not legally represented the buyer’s lawyers should check whether the lender needs to be told so that a decision can be made if they are prepared to move forward.