What is the difference between a licensed conveyancer and conveyancing solicitor in Merton
Two types of professional can execute conveyancing in Merton namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the sale or purchase of property. They are both obliged to carry out Merton conveyancing to the same quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that all necessary steps should be appropriately taken.
My wife and I purchasing a 3 bedroom semi in Merton. The intention is to carry out an extension to the side at the house.Will legal conveyancing on the property involve enquiries to ascertain if these works were previously refused?
Your property lawyer should check the registered title as conveyancing in Merton can on occasion reveal restrictions in the title deeds which prohibit certain alterations or need the consent of a 3rd party. Certain works call for local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
After much negotiation I have agreed a price on an apartment in Merton. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. A couple of days later, the solicitor contacted me to say that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My partner and I are planning on selling our home in Merton and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Merton conveyancer would know this is not the case. It does beg the question why the buyers instructed an internet conveyancing firm as opposed to a conveyancing solicitor in Merton. We have lived in Merton for 5 years we know of no issue. Do we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Over the last few months I have been searching for a flat up to £235,500 and found one close by in Merton I like with a park and railway links nearby, the downside is that it's only got 61 years on the lease. There is not much else in Merton for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
What are your top tips when it comes to finding a Merton conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Merton conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with two or three firms including non Merton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
What volume of lease extensions have they conducted in Merton in the last year?
Leasehold Conveyancing in Merton - Sample of Questions you should consider before Purchasing
Best to be warned whether redecorating or some other significant cost is coming up that will be shared between the leaseholders and will dramatically impact the level of the maintenance charges or necessitate a one off payment. Can you tell me if there are any major works in the near future that will likely add a premium to the maintenance costs? Does the lease include onerous restrictions?
Living abroad it is not practicable to attend my Merton conveyancing lawyers office to sign documents for conveyancing in Merton – will this be problematic?
Not a problem. Merton conveyancing solicitors can conduct conveyancing transactions for clients from a distance. You are unlikely to be required to meet your lawyer in the flesh at a Merton conveyancers office. Almost all conveyancer can handle all communications via phone, post and email - whatever works for you.