My fiancee and I are buying our first house. The solicitor has e-mailedto see if we want to take out additional conveyancing searches. Unfortunately we are clueless as to what's relevant for conveyancing in Merton
The number and type of Merton conveyancing searches should be triggered based entirely on the premises, the location, the probability of any of these risks, your familiarity of the area and risks, your overall approach to risk. What matters is that you properly understand what information each search could give you. You may then decide if you personally think you need that search. Where you are unsure, ask the property lawyer to explain.
Please help - my lawyer says that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Merton?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Chelsea Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
I am expecting a OIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Merton solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Merton solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I have paid off my mortgage with Principality. I assume I don't need a Merton solicitor on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I have justbeen informed that Arc property Solicitors have been shut down. They conducted my conveyancing in Merton for a purchase of a leasehold apartment 18 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The easiest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Merton conveyancing specialists.
I am buying a new build house in Merton benefiting from help to buy. The builders would not reduce the price so I negotiated £7000 of extras instead. The property agent advised me not to tell my lawyer about the deal as it could put at risk my mortgage with Barnsley Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Merton is where the house is located. Is there any advice you can give?
Flying freeholds in Merton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Merton you must be sure that your lawyer goes through the deeds diligently. 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.
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At this site secure a conveyancing quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Merton. Unlike many estate agents and many comparison sites we do not have referral arrangements with solicitors. A large number of agents and online brokers 'recommend' solicitors paying the most kickback, not the best value conveyancing in Merton