I have just been advised by my mortgage broker that my Merton the law firm I have appointed is not on the bank Conveyancing panel. What can I do to be sure that this is correct?
You need to call your Merton lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
My wife and I are purchasing a apartment in Merton. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Merton. Do I collect the keys to the premises on the completion date from my solicitor? If so, I will find a High Street conveyancing solicitor in Merton?
On the day of completion you do not need to go to the conveyancers office in Merton. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you will be able to pick up the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
We are purchasing a victorian detached house in Merton. The intention is to carry out an extension to the side at the house.Will the conveyancing process involve enquiries to determine if these alterations are prohibited?
Your solicitor should check the registered title as conveyancing in Merton can sometimes identify restrictions in the title deeds which restrict certain works or necessitated the consent of a 3rd party. Certain works require local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
Due to the encouragement of my in-laws I had a survey completed on a property in Merton prior to retaining solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some banks tend refuse to grant a mortgage on a flying freehold premises.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Merton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Merton to see if the conveyancing costs will increase in light of this.
Is it simple use the search app to locate a conveyancing solicitor in Merton on the authorised to act for my lender?
1st choose a bank such as Nationwide Building Society, Skipton Building Society or Britannia then choose your preferred area such as Merton. Conveyancing firms in Merton and nationally should be listed.
My partner and I have recently had an offer accepted on a flat and had meeting on Wednesday with the Post Office for the mortgage. They advised me that when it comes to appointing a conveyancing practitioner that if they are not on their approved panel of property lawyers then we will incur an extra fee of about two hundred pounds. This is because they would then have to appoint a solicitor to act on their behalf as well as the one we appoint on our behalf and we are liable for their invoice. I have requested the Post Office to supply me with a list so I can obtain estimates only from their approved solicitors but was told that I need to check with each individual solicitor to see if they are on the panel. Is there a simple way of finding out who is on a lender panel?
You can enquire of the Post Office what their panel criteria is for a conveyancer.Thereafter ask the lawyer of your choice whether they meet the criteria and have they acted on mortgages for the Post Office before. Where the answer to those is yes, then just clarify this with the Post Office. Alternatively please utilise our search tool and we may be able to identify a solicitor in Merton on the approved list for the Post Office.