Can you help? My Merton lawyer is informing me me that she is duty bound toapply for Merton conveyancing searches due to the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Do I not have a choice here?
You have limited options available to you. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Merton conveyancing searches.
As a novice what is the most important piece of guidance you can impart regarding purchase conveyancing in Merton?
Not many law firms shout this from the rooftops but conveyancing in Merton and elsewhere in England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of opportunity for friction between you and other parties involved in the ownership transfer. E.g., the seller, property agent and even potentially your mortgage company. Choosing a lawyer for your conveyancing in Merton an important selection as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to protect your best interests and to protect you.
Sometimes a potential adversary will attempt to convince you that it is in your interests to do things their way. For instance, the estate agent may claim to be helping by suggesting your solicitor is dragging his heels. Or your mortgage broker may try to convince you to do something that is against your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
My bid for a property was accepted at auction in Merton. Conveyancing is necessary. What is next?
Having legally bound yourself to purchase you now have to instruct a conveyancing lawyer soon as you are facing a pending deadline in which to complete the transaction. All auction property will have a bespoke legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the legal pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to hand this to the solicitor working for you as soon as possible. You also need to ensure that your finances are organised to complete on the on the contractual date .
We have a mortgage agreed in principle with Bank of Ireland. Merton conveyancing lawyers have been chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
Some lenders take longer than others. Have Bank of Ireland done the survey? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with Clydesdale. I assume I don't need a Merton property lawyer on the Clydesdale panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I have todaybecome aware that Arc property Solicitors have been shut down. They conducted my conveyancing in Merton for a purchase of a freehold house 9 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Merton conveyancing specialists.
I'm buying my first flat in Merton with a mortgage from Birmingham Midshires. The sellers would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative suggested that I not to tell my solicitor about this side-deal as it may impact my loan with the lender. Do I keep my lawyer in the dark?.
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.