What happens if my solicitor is removed from the Nottingham Solicitor panel ahead of completing my conveyancing in Mitcham?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial property in Mitcham?
Its becoming the norm that commercial conveyancing solicitors in Mitcham will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Mitcham. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Mitcham.
For every commercial conveyancing transaction in Mitcham it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Mitcham commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Mitcham.
How does conveyancing in Mitcham differ for new build properties?
Most buyers of new build property in Mitcham come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is built. This is because new home sellers in Mitcham tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Mitcham or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a property in Mitcham before instructing solicitors. I have been told that there is a flying freehold element to the house. Our surveyor has said that some banks may refuse to grant a mortgage on this type of property.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Mitcham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mitcham to see if the conveyancing will be more expensive.
I am in need of some leasehold conveyancing in Mitcham. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and most are in Mitcham - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the proprietor of a basement flat in Mitcham. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
You certainly can. We can put you in touch with a Mitcham conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Mitcham flat is 50 & 52 Southcroft Road in September 2013. The tribunals own valuation determined that the premium payable should be £29,000 This case was in relation to 2 flats. The unexpired term as at the valuation date was 86.11 and 60.64.
The property lawyers undertaking our conveyancing in Mitcham has forwarded documents to review that show the land is unregistered with epitome documents. How can it be that the property not registred at HM Land Regsitry?
It is unusual for premises in Mitcham not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Mitcham conveyancing solicitors should be able to handle such matters but in the event that uncertainty prevails the standard guidance nowadays seems to be for the vendor’s solicitor to register the title first and thereafter deal with the transfer to the buyer - this no doubt cause a prolonged transaction.