Is it the case that all Mortlake CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?
A selection of lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
Can I be sure that the Mortlake conveyancing solicitor on the Aldermore panel is any good?
When it comes to conveyancing in Mortlake getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your conveyancing.
Planning on purchasing a maisonette in Mortlake. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Mortlake property lawyer is on the Nationwide conveyancing panel.
We are selling our property in Mortlake and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Mortlake conveyancer would know this is not the case. For the life of me I don't know why the buyers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Mortlake. Having lived in Mortlake for three years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I have justfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Mortlake for a purchase of a leasehold apartment 18 months ago. How can I check that my home is registered correctly in the name of the previous owner?
The easiest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Mortlake conveyancing specialists.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Mortlake is where the house is located. Is there any advice you can give?
Flying freeholds in Mortlake are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mortlake you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mortlake 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 residence.
Is it possible to change conveyancer as I need to retain a firm on the Barnsley Building Society conveyancing list. I was using a local conveyancing solicitor in Mortlake round the corner but she is not accepted by Barnsley Building Society
We will our best to assist in finding you a conveyancing solicitor in Mortlake on the Barnsley Building Society panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Mortlake. In making use of search facility on this site, you can compare fees for conveyancing solicitors in Mortlake and throughout England and Wales.
I am attracted to a couple of flats in Mortlake both have about fifty years left on the lease term. Will this present a problem?
There is no doubt about it. A leasehold flat in Mortlake is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it reduces the marketability of the property. For most buyers and mortgage companies, leases with less than 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Mortlake conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I own a basement flat in Mortlake. 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?
Most certainly. We can put you in touch with a Mortlake conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Mortlake premises is 19 St. Margarets Crescent in August 2010. the tribunal was of the view that the premium to be paid by the leaseholder for the freehold reversion was £51,983.00 This case related to 3 flats. The unexpired term as at the valuation date was 66.25 years.