In the event thatI were to purchase a simple residential propertyin Lower Morden for cash and dispense with a survey and no local authority searches how much could I expect to to save on my conveyancing in Lower Morden?

The sole saving you would achieve is the Lower Morden conveyancing searches. A solicitor still be obliged to do everything else - money laundering, liaising with the vendors lawyer, SDLT return, register the title etc. A slight saving might be made by not having to register a mortgage however it will not be significant.

What is the first thing I need to know regarding purchase conveyancing in Lower Morden?

You may not hear this from too many lawyers but conveyancing in Lower Morden or throughout England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists lots of opportunity for friction between you and others involved in the house moving process. For example, the vendor, property agent and sometimes your mortgage company. Selecting a lawyer for your conveyancing in Lower Morden is a critical decision as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to protect your best interests and to protect you.

On occasion a potential adversary may try and persuade you that you should follow their advice. For instance, the estate agent may claim to be helping by suggesting your solicitor is slow. Or your financial adviser may advise you to do something that is against your solicitors guidance. You should always trust your lawyer above all other parties in the home moving process.

I'm purchasing my first flat in Lower Morden with a mortgage from Barclays . The builders would not reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not inform my lawyer about this side-deal as it will jeopardize my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

In my capacity as executor for the estate of my grandfather I am selling a house in Cardiff but I am based in Lower Morden. My lawyer (who is 260 miles awayrequires that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Lower Morden who can witness this legal document for me?

strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Lower Morden based

There are only 68 years unexpired on my flat in Lower Morden. I now want to extend my lease but my landlord is missing. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to track down the landlord. In some cases an enquiry agent would be useful to carry out a search and to produce a report which can be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a property lawyer both on investigating the landlord’s absence and the application to the County Court overseeing Lower Morden.

I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Lower Morden conveyancing firm to assist?

You certainly can. We can put you in touch with a Lower Morden conveyancing firm who can help.

An example of a Lease Extension decision for a Lower Morden property is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 60.43 years.