I am buying a property without a mortgage in Lower Morden. I have resided for the last twelve years in Lower Morden. Conveyancing searches are exorbitant. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?

In the absence of a mortgage, then all but one or two of the Lower Morden conveyancing searches are non-obligatory. Your lawyer will try and sway you, no-doubt strongly, that you should have searches completed, but she has a professional duty to take that path of guidance. Do bear in mind; if you are likely to dispose of the house at a future date, it could be of relevance to your prospective purchaser what the searches reveal. There are plenty of instances where premises with no practical issues can still throw up detrimental search results. A good conveyancing solicitor in Lower Morden will provide you some constructive guidance in this regard.

I own a freehold premises in Lower Morden yet invoiced for rent, why is this and what is this?

It’s unusual for properties in Lower Morden and has limited impact for conveyancing in Lower Morden 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 have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

When reviewing mumsnet.com for a conveyancing solicitor in Lower Morden, many say that I must use a CQS assured solicitor. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing procedures through the scheme protocol Membership covers many partnerships who conduct conveyancing in Lower Morden.

I am buying a new build house in Lower Morden benefiting from help to buy. The sellers would not reduce the price so I negotiated £7000 of extras instead. The house builders rep advised me not to tell my solicitor about the side-deal as it could affect 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.

Looking forward to sign contracts shortly on a studio apartment in Lower Morden. Conveyancing lawyers inform me that they report fully tomorrow. What should I be looking out for?

The report on title for your leasehold conveyancing in Lower Morden should include some of the following:

Will you be prohibited or prevented from having pets in the property? Additions to the property Repair and maintenance of the premises specifics of the parties to the lease, for instance these could be the lessee, superior lessor, landlord What remedies are open the freeholder should you breach a clause of your lease?

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Lower Morden conveyancing firm to represent me?

Most definitely. We can put you in touch with a Lower Morden conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Lower Morden premises 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 affected 1 flat. The unexpired term was 60.43 years.