We are purchasing a newly built apartment in Mitcham and my conveyancer is informing me that she has to the mortgage company to disclose incentives from the seller. I am nearing the developer’s deadline to exchange and I have no desire to delay deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Completed the sale of my flat in Mitcham last July yet the purchaser is SMS messaging me complaining that his lawyer is waiting to hear from mine. What should my lawyer have done following completion?
After completion of your disposal your solicitor is obliged to send the transfer documentation and all of the paperwork to the buyer’s lawyers. If applicable, your conveyancer should also confirm that the mortgage has been discharged to the buyers solicitors. There are no post completion steps peculiar conveyancing in Mitcham.
This question may be naive but I am unseasoned as a first time purchaser of a ground floor flat in Mitcham. Do I collect the keys to the premises on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Mitcham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's lawyers, and shortly after the monies have arrived, you should be invited to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
We have agreed to purchase a house in Mitcham. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?
Given that your lender is Nottingham your lawyer must check the formal instructions set out in Section two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Nottingham where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties nationwide and is not limited to Mitcham.
I am selling my flat. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being pedantic. The Mitcham solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A colleague suggested that where I am buying in Mitcham I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Mitcham conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Mitcham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Mitcham Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Mitcham.
Just acquired a detached house in Mitcham , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Mitcham conveyancing solicitor has been very slow, so I want to be sure the registration formalities are dealt with.
There is nothing unique when it comes to conveyancing in Mitcham registration formalities. Rather than based on location, timescales can differ depending on who lodges the application, whether there are errors and whether the Land registry need to notify any 3rd parties. As of today roughly three quarters of such applications are fully addressed in less than three weeks but occasionally there can be protracted delays. Registration is effected after the new owner is living at the property so an expedited registration is not always top priority yet where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
I bought a property in Mitcham last 22/4/2024 and to date it is still not registered with the Land Registry. It was part of a new estate and my conveyancing practitioner told me that it can take 12 months to complete the registration formalities. I have contacted the Land Registry directly and they say that the original application was cancelled due to questions not being addressed in time. Should I be concerned?
get in touch with your solicitor - Where you are unsatisfied with the responses, look up their internal complaints process and amplify your problem to a Partner. Registrations for Mitcham conveyancing are not known to be particularly slow.