My husband and I have organised the release of further monies on our home loan from RBS as we intend to carry out alterations to our property in Mortimer. Are we obliged to choose a local Mortimer solicitor on the RBS conveyancing panel to handle the paperwork?
RBS would not normally require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.
We have agreed to purchase a house in Mortimer. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
As you are obtaining a mortgage with Santander your lawyer must follow the formal requirements contained in Section two of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease does not comply with these conditions. The provisions relate to the installation of panels on properties countrywide and is not isolated to Mortimer.
We expect to receive a AIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Mortimer solicitors on the Leeds Building Society conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Mortimer solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I completed on my house on 5 September and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Mortimer advises it will be recorded in less than a month. Are transfers in Mortimer uniquely lengthy to register?
As far as conveyancing in Mortimer is concerned, registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust depending on who lodges the application, whether there are errors and if the Land registry communicate with any interested persons or bodies. At present in the region of three quarters of submission are completed in less than three weeks but some can be subject to protracted hold-ups. Historically registration occurs once the purchaser has moved in to the property thus 'speed' is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Mortimer differ for new build properties?
Most buyers of new build premises in Mortimer approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is ready to move into. This is because developers in Mortimer 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 conveyancers 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 Mortimer or who has acted in the same development.
Do I need to be wary that third parties that I am dealing with are encouraging me to use an internet conveyancing firm as opposed to a local Mortimer conveyancing practice?
As is the case with many professional services, often suggestions from connections can be extremely useful or valuable. Yet there are lots of players in a conveyancing deal; estate agents, financial adviser and mortgage companies may recommend conveyancers to instruct. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there is an underlying financial incentive behind the endorsement. You have the right to choose your preferred lawyer. Don't forget that the majority of lenders operate an approved list of lawyers you have to use for the lender related work in your house move.
We're new to the buying process - agreed a price, yet the selling agent informed us that the vendor will only issue a contract if we use the agent's chosen lawyers as they want a ‘quick sale’. We would rather use a family solicitor who is accustomed to conveyancing in Mortimer
We suspect that the seller is unaware of this requirement. Should the owner require ‘a quick sale', turning down a genuine buyer is not the way to achieve this. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are ready to go, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you will continue to instruct your preferred Mortimer conveyancing lawyers - rather thanthe ones that will give their estate agent a commission or meet his conveyancing figures demanded by HQ.
Having had my offer accepted I require leasehold conveyancing in Mortimer. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and most are in Mortimer - 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.
Mortimer Leasehold Conveyancing - Examples of Questions you should ask before Purchasing
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Does the lease have onerous restrictions? Generally speaking the outlay for major works tend not to be included within service charges, although some managing agents in Mortimer require tenants to pay into a reserve fund and this is used to offset against larger repairs or maintenance. It would be wise to find out as much as possible regarding the company managing the block as they can either make living at the property much easier or a lot more difficult. As the proprietor of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to every day matters such as the cleanliness of the communal areas. Enquire of other tenants whether they are happy with their service. In conclusion, be sure you discover the dates that you are obliged pay the maintenance charge to the managing agents and specifically what it includes.