We just had an offer accepted to buy with Melton Mowbray Building Society. I went into a couple of local firms yet am struggling to find a Tooting Bec conveyancing firm on the Melton Mowbray Building Society panel. Can you help?
You should take advantage of the find a lender approved solicitor tool on this site. Pick the mortgage company and type Tooting Bec or your preferred area and you will be presented with numerous solicitors offices in Tooting Bec or by proximity to you.
What is the difference between a licensed conveyancer and conveyancing solicitor in Tooting Bec
There are two types of lawyers who can do conveyancing in Tooting Bec namely licenced conveyancers or solicitors. The two can handle the legal services that you need to complete the sale or purchase of property. Both are obliged to execute Tooting Bec conveyancing on similar standards and guidelines so you can be sure that your conveyancing will be properly carried out and that the requirements and steps will be correctly attended to.
Last month we had a mortgage agreed in principle with Nottingham. Tooting Bec conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Nottingham?
Some lenders take longer than others. Have Nottingham conducted the valuation? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Tooting Bec solicitor on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Tooting Bec is where the house is located. What do you suggest?
Flying freeholds in Tooting Bec are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tooting Bec you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tooting Bec may determine 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.
In my capacity as executor for the estate of my aunt I am disposing of a residence in Swansea but reside in Tooting Bec. My solicitor (approximately 300 kilometers from meneeds me to execute a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Tooting Bec to attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are Tooting Bec based
I’m about to sell my basement flat in Tooting Bec. Conveyancing lawyers have not yet been instructed, however I have just received a half-yearly service charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would given that all ground rent and service charges will be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Having spent years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Tooting Bec. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the price.
An example of a Lease Extension decision for a Tooting Bec residence is 14 Nutwell Street in January 2014. The premium payable for the acquisition of a new lease of the subject premises was in the sum of £30,523 This case affected 1 flat. The unexpired term as at the valuation date was 62.94 years.
How does one remove a departed person's details from the title register for a house in Tooting Bec?
Where a Tooting Bec property is jointly owned and one of the proprietors dies, the name will not immediately be removed from the Land Registry title. It is not necessary to amend the title as in the event of a sale your conveyancer would simply be required to supply proof why the joint owner is missing from the conveyance, such as a grant of probate.
With a view to making the sale conveyancing more straight forward in the future you can apply to have the deceased person removed from the title register by submitting an application to HMLR with proof of the death. There is no land registry fee payable.