My IFA requires my Merton Park law firm’s panel member for the Nationwide conveyancing panel. How do I discover this. I have e-mailed my local Merton Park office but they have not responded to me.
Have you tried calling your Merton Park conveyancing practitioner about this?. Most Merton Park law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
My partner and I intend to remortgage our maisonette in Merton Park with Aldermore. We have a son 18 who lives with us. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two concerns (1) Is this document specific to the Aldermore conveyancing panel as he did not need to sign this form when we purchased 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?
First, rest assured that your Aldermore conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Aldermore. This is solely used to protect Aldermore if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Aldermore had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
How up to date is your database of Merton Park solicitors on the Clydesdale conveyancing panel? Do Clydesdale send you an updated list?
Merton Park conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Merton Park. Do I pick up the keys to the property on completion from my lawyer? If so, I will use a High Street conveyancing solicitor in Merton Park?
On the day of completion you will not be required to go to the conveyancers office in Merton Park. Your solicitors will transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be invited to receive the keys from the property Agents and start moving into the property. Usually this happens early afternoon.
I am currently in the process of buying my council flat in Merton Park. I have a mortgage agreed with Barclays. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
It is unclear whether my lender requires a lease extension. I have called into my local Merton Park building society branch on a couple of occasions and was told it wasn't an issue and they would lend. My Merton Park conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their published requirements. I simply don't know who is right.
As long as the solicitor is on the lender approved list, she or he must adhere to the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
A colleague recommended that if I am purchasing in Merton Park I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Merton Park conveyancing searches. It is not a small report of about 40 pages, listing and setting out important information about Merton Park around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Merton Park Education with plans and statistics, Local Amenities and other useful information about Merton Park.
I completed on my home on 12 June and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Merton Park expressed confidence that it would be dealt with in a couple of weeks. Are properties in Merton Park uniquely lengthy to register?
There is nothing unique about conveyancing in Merton Park registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to who lodges the application, whether there are errors and if the Land registry must send notices to any interested parties. As of today roughly 80% of such applications are fully addressed within 12 days but occasionally there can be longer hold-ups. Registration takes place after the buyer is living at the premises so post completion formalities is not usually an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer could speak with the land registry and explain the circumstances.