Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a ground floor flat in Mere. Do I receive the keys to the property on completion from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in Mere?
On the day of completion you will not be required to go to the conveyancers office in Mere. Your solicitors will electronically transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I am the single beneficiary of my late father’s estate and I have everything in my name now, including the house in Mere. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the property. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be treated the same way as if I'd bought the property in August. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How practical a view banks take of it, depend on the lender as this provision is chiefly there to pick up on the purchase and immediately sell or the quick reselling of property.
When it comes to mortgage companies such as HSBC, do Mere solicitors incur an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
Just bought a detached house in Mere , how long will it take for the Land Registry to deal with the formalities evidencing my title? My Mere conveyancing solicitor works at snail pace, so I want to check that my ownership is registered.
As far as conveyancing in Mere registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can adjust subject to the party submitting the application, whether it is in order and if the Land registry communicate with any third persons or bodies. As of today in the region of three quarters of such applications are completed within two weeks but occasionally there can be extensive delays. Registration occurs after the purchaser is living at the property so an expedited registration is not always primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.
The estate agent has sent us the confirmation of our purchase of a new build flat in Mere. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Mere
Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Due to the encouragement of my in-laws I had a survey completed on a house in Mere before retaining lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some lenders may not give a mortgage on such a house.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. Should you wish to telephone us we can check with 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 Mere. Conveyancing may be slightly more expensive based on your lender's requirements.
Given that I will soon spend £400,000 on a terraced house in Mere I would like to have a conversation with the conveyancer about myhouse move before giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your conveyancing in Mere.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for your conveyancing in Mere should be the amount on the final invoice that you are charged.