Do all mortgage companies provide you with an approved list of Merton conveyancing solicitors? How do you know who is on the UBS conveyancing panel?
Merton conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
My uncle pointed out to me me that in purchasing a property in Merton there may be various restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of a number of properties in Merton which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Merton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Merton solicitor firms on the RBS conveyancing panel are governed by the SRA?
As solicitors, in order to be on the RBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
I have paid off my mortgage with Co-operative. I assume I don't need a Merton lawyer on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
Just bought a semi-detached house in Merton , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Merton conveyancing solicitor has been painfully slow, so I want to be sure that my name is registered.
There is nothing unique when it comes to conveyancing in Merton registration formalities. As opposed to being determined by geographic area, timeframes can differ depending on who lodges the application, whether it is in order and if the Land registry communicate with any interested persons or bodies. At present roughly three quarters of such applications are completed within 12 days but some can be subject to longer hold-ups. Registration occurs once the purchaser is living at the property thus an expedited registration is not always primary concern but where it is urgent that the the registration takes place urgently then you or your conveyancer should speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, no chain conveyancing. Merton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Merton are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Merton you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merton may ascertain 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 property.
Should I be suspicious that brokers that I am dealing with are encouraging me to use an online conveyancing firm rather than a High Street Merton conveyancing firm?
As with many service providers, often suggestions from family and friends can be very helpful. Yet there are lots of parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and banks might all put forward solicitors to select. Sometimes the solicitors might be known to one of the organisations as experts in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You are free to choose your preferred lawyer. Don't forget that some banks operate an approved list of lawyers you must use for the mortgage related work in your conveyancing.
Do all mortgage companies provide you with an approved list of Merton solicitors? How do you know who is on the mortgage company conveyancing panel?
Merton law firm practices and firms conducting conveyancing in Merton themselves provide us confirmation that they are on the mortgage company conveyancing panel as opposed to being supplied with a list from the mortgage company directly.