I decided to go with a high street solicitor for our conveyancing in Morden last week. Upon checking the Terms it is apparent thatI am on the hook for costs even if the sale doesn't happen. Would I be best advised to choose a web based lawyer promising no completion no cost conveyancing in Morden?
Generally there is a concession along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be more expensive to cover the conveyances that do not proceed. Dont forget that such schemes rarely cover disbursements such as Morden conveyancing search charges.
I have given 2 months notice to my existing landlord and have to leave my let out property in Morden by 5/6/2026. Conveyancing on my purchase is progressing. Can I complete in 4 weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to provide notice on a rental unless you have exchanged. If you have not previously done so, update to your solicitor and ask them to they seek the assistance the other solicitors, try to get a realistic time scale from them that everyone will aim towards
What does my ID and proof of funds have anything to do with my conveyancing in Morden? Why is this being asked of me?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to check the ID of the potential client they are dealing with prior to agreeing to accepting their conveyancing instruction. The Terms of Engagement that you need to sign will no doubt confirm this. Your lender will also require certain documents to be viewed. Should you refuse to provide identification documents, your conveyancer can not take you on as a client.
I had intended to instruct a conveyancing solicitor in Morden for our house purchase. Our financial adviser informed us that our mortgage company Lloyds TSB Bank won't deal with them. Surely this is unfair competition?
Banks tend to imposes restrictions either the category or the number of conveyancing solicitors on their member panel. A common example of such criteria being that a law practice must have two or more partners. In addition to restricting the profile of firm, some have reduced the amount of firms they use to represent them. Be aware that Lloyds TSB Bank have no responsibility for the quality of advice provided by any member of Lloyds TSB Bank Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels since 2008 even though there remains mixed views about the level of solicitor involvement in some of that fraud. Data from the Land Registry indicate that plenty of law firms, including some in or near Morden only perform a couple conveyances a year.
Have purchased a a terraced house in Morden , how long will it take for the Land Registry to record the transfer to my name? My Morden conveyancing solicitor works at snail pace, so I want to check the land registry aspects are dealt with.
As far as conveyancing in Morden registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ subject to who lodges the application, whether it is in order and whether the Land registry need to notify any interested parties. At present approximately three quarters of submission are completed within two weeks but some can be subject to longer hold-ups. Registration is effected once the purchaser has moved in to the premises therefore post completion formalities is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.
The mortgage broker has recommended their solicitor for the conveyancing in Morden - Is it not simpler easier to just use them?
This is not necessarily the case and you are entitled to opt for whichever property lawyer of your choosing for your Morden conveyancing. The lawyer suggested by a 3rd party adviser may not always be the right lawyer, they may recommend their own conveyancing firm who are based remotely. In this instance you may not have contact with your solicitor and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.