It is a dozen years since I purchased my home in Mitcham. Conveyancing solicitors have just been retained on the sale but I am unable to locate my deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be retained by your mortgage company or they could be archived with the conveyancers who handled your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Nearly all conveyancing in Mitcham involves registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.
Please explain the implications if my solicitor is removed from the Nottingham Conveyancing panel ahead of completing my conveyancing in Mitcham?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My wife and I purchasing a 4 bedroom semi-detached house in Mitcham. Our aim is to carry out a loft conversion at the property.Will legal conveyancing on the property include investigations to determine if these works are permitted?
Your solicitor should check the deeds as conveyancing in Mitcham can sometimes reveal restrictions in the title documents which prevent categories of alterations or require the permission of another owner. Certain extensions require local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
Can I be sure that the Mitcham conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Mitcham obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor conducting your conveyancing.
I can not fathom if my mortgage offer requires a lease extension. I have called into my local Mitcham bank branch on various occasions and was told they are content with the situation and they would lend. My Mitcham conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the conveyancer is on the mortgage company approved list, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am using a search engine for the term cheap conveyancing in Mitcham it reveals numerous property lawyersin the area. With so much choice what is the best way to find the right property lawyer for the sale of my house?
The ideal way of seeking the right conveyancer is via personal testimonial, so enquire of colleagues and those you trust who have purchased a property in Mitcham or the reputable estate agent or mortgage broker. Fees for conveyancing in Mitcham vary, so it's sensible to request at least three quotes from different property lawyers. Make sure that you clarify what costs in the quote includes.
Our offer on detached house in Mitcham has been agreed to, the seller does however have a dependent purchase. The current proprietors have put an offer on a property, although it’s not yet agreed to, and has viewings of other properties booked. I have instructed a local conveyancing lawyer in Mitcham. What do I do now? When do I get the mortgage application with Kent Reliance started with Kent Reliance?
It is usual to have apprehensions where there is a chain given your reluctance to incur costs too early (home loan application is in the region of £1k, then valuation, Mitcham conveyancing search charges, etc). The first course of action is to ensure that your solicitor is on the Kent Reliance approved list. Concerning the next stages this very much dictated by the circumstances of your case, desire for this property and on the state of the market. During a buoyant market the majority of purchasers would apply for the mortgage with Kent Reliance and arrange for the valuation and only if it was satisfactory would they request their conveyancer to proceed with searches.