Can the conveyancing lawyers identified via your search tool perform attended exchange conveyancing in Mortlake?
We do have a number of conveyancing experts carrying out personalised exchanges. You should call us to secure a fee calculation and details as to availability.
I purchased a freehold residence in Mortlake but nevertheless pay rent, why is this and what is this?
It is rare for properties in Mortlake and has limited impact for conveyancing in Mortlake but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
We are selling our apartment in Mortlake. Does the conveyancer have to be required to be on the UBS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the UBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently in recent years.
Will our lawyer be raising questions regarding flooding during the conveyancing in Mortlake.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Mortlake. Plenty of people will buy a property in Mortlake, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, but there are a numerous searches that may be carried out by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Mortlake. The standard information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the seller to discover whether the property has historically flooded. If flooding has previously occurred and is not notified by the owner, then a purchaser may commence a claim for damages stemming from an inaccurate reply. The buyer’s lawyers should also carry out an enviro search. This should indicate whether there is any known flood risk. If so, further investigations should be made.
How does conveyancing in Mortlake differ for newly converted properties?
Most buyers of new build premises in Mortlake approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because house builders in Mortlake typically purchase the site, 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 accustomed to new build conveyancing in Mortlake or who has acted in the same development.
If all goes to plan we aim to complete the sale of our £350,000 flat in Mortlake in just under a week. The landlords agents has quoted £360 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Mortlake?
Mortlake conveyancing on leasehold apartments often necessitates the buyer’s conveyancer submitting questions for the landlord to address. Although the landlord is not legally bound to answer these enquiries the majority will be willing to assist. They are entitled to invoice a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some situations it exceeds £800. The administration charge demanded by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration charges, without which the invoice is not strictly payable. Reality however dictates that one has little option but to pay whatever is demanded if you want to complete the sale of your home.
Following years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Mortlake. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a missing landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to determine the price.
An example of a Freehold Enfranchisement decision for a Mortlake residence 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 was in relation to 3 flats. The remaining number of years on the lease was 66.25 years.