I am in a contract race with another buyer for a property in Morden. What can I do to expedite matters?

In the event that the seller is applying time constraints to sign contracts it is highly recommended that your solicitor is familiar with the location as they will have local relationships and knowledge. It is possible that they could have transacted previoushouses in the same neighbourhood. Therefore consider using a Morden conveyancing lawyer. In addition, make sure that the lawyer is on the lender panel. It is understood that just under twenty per cent of Morden conveyancing transactions are held up or derailed after finding out that a buyer’s lawyer was not on their banks panel. This can often result in the home move being delayed by an average of 21 days. It is claimed that this issue impacts approximately one hundred thousand home moves every year. Most Morden conveyancing practices can not act for certain mortgage companies so do check at the outset.

I'm in the process of looking at flats in Morden and I am about to put in an offer. Is it wise to have my conveyancing practitioner on ‘stand by’? I am planning to take a mortgage with Leeds Building Society.

It would be advisable to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are obtaining a mortgage with Leeds Building Society, make sure you remember to check that your lawyer is on the Leeds Building Society conveyancing panel.

I can not fathom if my lender requires a lease extension. I have called into my local Morden building society branch on various occasions and was reassured it wasn't an issue and they would lend. My Morden conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.

The conveyancer has to follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your 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.

Yorkshire BS have agreed my mortgage in principle, my offer on a flat in Morden has been agreed to, what happens next?

Your property agent will want to be informed of your conveyancer's details (be sure the solicitors are on the lender’s approved list). Telephone Yorkshire BS or the broker and complete any relevant forms. Yorkshire BS will instruct a valuer who will get in touch with the selling agent or seller to schedule a time for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Yorkshire BS will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Morden.

I note that there are debates on Chancel Insurance on online forums. Do I need this when acquiring a house in Morden? or I am told that there is a law dating back centuries that means some house owners residing in a parish church boundary will be compelled to contribute towards maintenance towards the chancel in proximity to the church. Is this relevant for conveyancing in Morden?

Unless a previous acquisition of the premises completed post 12 October 2013 you could expect solicitors delivering conveyancing in Morden to continue to suggest a chancel search and or insurance against a claim.

As co-executor for the estate of my grandfather I am selling a property in Swansea but live in Morden. My lawyer (approximately 250 miles from merequires that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Morden who can witness this legal document for me?

Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are based in Morden

I've found a house that seems to be perfect, at a great figure which is making it all the more appealing. I have since been informed that the title is leasehold rather than freehold. I would have thought that there are particular concerns purchasing a leasehold house in Morden. Conveyancing advisers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Morden ?

Most houses in Morden are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Morden in which case you should be looking for a Morden conveyancing practitioner and be sure that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’spermission to conduct alterations. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your lawyer will report to you on the legal implications.

I am the registered owner of a ground floor flat in Morden. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for the purchase of the freehold?

if there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the price.

An example of a Lease Extension decision for a Morden premises is 14 Nutwell Street in January 2014. The premium payable for the acquisition of a new lease of the subject premises was in the sum of £30,523 This case was in relation to 1 flat. The unexpired term as at the valuation date was 62.94 years.