What is the best way to find the right lawyer to give a high level service for my conveyancing in Mortimer?
Option 1 is to ask relatives who they would recommend.
Second, look on the web for conveyancing in Mortimer. Ring a couple or more firms from the list and invite them to send you their conveyancing costs illustrations and discuss your needs with the solicitor who will conduct the legal process in advance ofmaking your choice.
Option 3 is to use this site to help you find the right solicitors for you based on your individual expectations including location,speed, complexity and who your intended lender is. Don't take the bait of £100 conveyancing in Mortimer
Our solicitor has discovered a a legal deficiency with the lease for the property we are purchasing in Mortimer. The other side have put forward title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancing practitioner says that he must ensure that the mortgage company is willing to move forward with this solution. Who is the client here, us or the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
At what point will exchange of contracts take place for purchase conveyancing in Mortimer and do I need to be at the lawyers office?
Where you are near to our conveyancing solicitors in Mortimer you are invited in to sign the paperwork. However, the law practices we recommend provide a countrywide conveyancing service and provide as equally detailed and professional a job for you when dealing with you digitally. The signing of the contract is not the point of no return. A signed contract simply enables the solicitor to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Mortimer)to be in the office at the appropriate time.
I bought my house on 5 October and the transaction details is yet to be registered. Need I be worried? My conveyancing solicitor in Mortimer said it should be registered in a couple of weeks. Are properties in Mortimer uniquely lengthy to register?
There is nothing unique about conveyancing in Mortimer registration formalities. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. Currently approximately three quarters of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Registration occurs after the new owner has moved in to the property so post completion formalities is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Mortimer is the location of the property. What do you suggest?
Flying freeholds in Mortimer are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mortimer you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mortimer may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am a negotiator for a reputable estate agency in Mortimer where we have experienced a few flat sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Mortimer conveyancing firms. Could you confirm whether the owner of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I inherited a leasehold flat in Mortimer, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Mortimer with a long lease are worth £165,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2103
With just 78 years remaining on your lease we estimate the price of your lease extension to range between £7,600 and £8,800 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.