Do commercial conveyancing searches reveal impending roadworks that could impact a commercial property in Merton?

Its becoming the norm that commercial conveyancing solicitors in Merton will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Merton. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Merton.

For each commercial conveyancing transaction in Merton it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Merton commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Merton.

I am purchasing my first flat in Merton benefiting from help to buy. The developers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not inform my solicitor about this extras as it would put at risk my loan with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.

Due to the guidance of my in-laws I had a survey completed on a property in Merton before retaining conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies will refuse to issue a loan on a flying freehold home.

It depends who your proposed lender is. HSBC has different instructions from Nationwide. Should you wish to telephone us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Merton. Conveyancing may be slightly more expensive based on your lender's requirements.

Are there any apps to assist me to identify a Merton law firm on the TSB conveyancing panel? I have a car and am willing to travel upto 10kilometers to meet the conveyancer.

You can use the tool on this page. Please select a lender and your location and you will see a number of Merton conveyancing lawyers based on proximity. We have listed some Merton conveyancing firms at the bottom of this page and you can ring them to verify whether they are on the TSB panel

I've recently bought a leasehold property in Merton. Do I have any liability for service charges for periods before completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I own a garden flat in Merton, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Equivalent properties in Merton with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease finishes on 21st October 2081

With 55 years left to run we estimate the price of your lease extension to span between £31,400 and £36,200 plus costs.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.