I have given 8 weeks notice to my existing landlord and have to leave my let out flat in Mitcham by the end of next month. Conveyancing for my house purchase is underway. Is it possible to complete in 4 weeks as I wish to avoid having to move into temporary accommodation?
It is unwise to give notice on a rental unless you have exchanged. If you have not previously done so, notify to your solicitor and request that they cajole the sellers solicitors, try to a target completion date that all parties will look to achieve
is it true that all Mitcham solicitor practices on the HSBC conveyancing panel are governed by the SRA?
As solicitors, in order to be on the HSBC conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the CLC.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Mitcham building society branch on a couple of occasions and was told it wasn't an issue and they will lend. My Mitcham conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their specific requirements. I simply don't know who is right.
The conveyancer has to follow the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being problematic. The Mitcham solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Just bought a terraced house in Mitcham , how long should it take for the Land Registry to register the transfer to my name? My Mitcham conveyancing solicitor has been painfully slow, so I want to check that my name is recorded.
As far as conveyancing in Mitcham is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timescales can adjust subject to the party submitting the application, whether there are errors and if the Land registry need to notify any interested persons or bodies. At present roughly three quarters of submission are completed within two weeks but occasionally there can be protracted hold-ups. Registration is effected after the buyer has moved in to the property therefore 'speed' is not usually top priority but where there is a degree of urgency associated with the registration then you or your solicitor should contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Mitcham is the location of the property. Can you shed any light on this issue?
Flying freeholds in Mitcham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mitcham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mitcham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Given that I am about to part with £400,000 on a house in Mitcham I wish to talk to a conveyancer concerning thetransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be carrying out your property ownership legalities in Mitcham.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Mitcham should be the amount on the final invoice that you end up paying.