I'm in the process of swapping over from my existing standard home loan to a BTL The Royal Bank of Scotland mortgage. I have been informed by my broker that I must appoint a conveyancer for this. I had a chat my past Morden Park conveyancing firm who acted on my behalf when I initially acquired the house. The quote e-mailed to me of £500 is surprising as its a refinance than a sale or purchase.

The estimate fees seem a bit high. If you are content to expend time contrasting prices you may be able to get the conveyancing a bit cheaper by say £100 plus VAT. On the other hand, providing that you were pleased with the assistance the firm provided you couldlive to regret choosing an a cheaper solicitor. If is important to ensure the firm can act for The Royal Bank of Scotland. You can make use of our search tool to get a quote a Morden Park conveyancing firm on the The Royal Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Morden Park.

I can not work out if my mortgage offer requires a lease extension. I have called into my local Morden Park bank branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Morden Park conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend based on their specific requirements. I have no idea who is right.

Your conveyancer must comply with the Council of Mortgage Lenders’ Handbook Part 2 specifications 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Aldermore have agreed my home loan in principle, my offer on a property in Morden Park has been agreed to, what happens next?

The estate agent will wish to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Contact Aldermore or your broker and finish off any relevant documentation. Aldermore will instruct a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Aldermore will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Morden Park.

I have finally had an offer on a maisonette in Morden Park agreed to, the sellers do nevertheless have a connected purchase. The sellers have put an offer on a property, but it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Morden Park. What should be my next step? When do I get the mortgage application with Virgin Money started?

It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Morden Park conveyancing search charges, etc). The first course of action is to check that your conveyancing practitioner is on the Virgin Money approved list. Concerning the next phase this very much depends on the uniqueness of your case, motivation for this property and on the state of the market. During a buoyant market many home buyers will apply for a home loan with Virgin Money and pay for the valuation and only if it comes back ok would they request their solicitor to move forward with the conveyancing in Morden Park.

Should our solicitor be raising questions about flooding as part of the conveyancing in Morden Park.

The risk of flooding is if increasing concern for lawyers dealing with homes in Morden Park. Plenty of people will buy a house in Morden Park, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not best placed to give advice on flood risk, but there are a number of checks that may be undertaken by the purchaser or by their solicitors which will figure out the risks in Morden Park. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to find out whether the property has suffered from flooding. In the event that the property has been flooded in past which is not disclosed by the owner, then a purchaser could issue a compensation claim as a result of such an incorrect answer. The purchaser’s lawyers should also commission an enviro search. This should reveal whether there is a recorded flood risk. If so, further investigations will need to be carried out.

Have completed on a a terraced house in Morden Park , What is the estimated time for the Land Registry to record the transfer to my name? My Morden Park conveyancing solicitor has been painfully slow, so I want to be certain the registration is concluded.

There is nothing unique about conveyancing in Morden Park registration formalities. Rather than based on location, timescales can adjust subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any interested parties. Currently in the region of three quarters of such applications are fully dealt with within 12 days but some can be subject to longer delays. Registration is effected once the purchaser has moved in to the premises so registration formalities is not always top priority but where there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.

My wife and I are selling a Morden Park apartment left to us ten years ago in 2011. I have over twenty years conveyancing knowledge and, now retired, wish to conduct the legal work. The purchaser's conveyancing practitioner has informed me that their bank will not allow us to do our own conveyancing requiring the funds to be passed via a solicitor's bank account.

Lending requirements to conveyancing practitioners from all CML members state that If the seller is not legally represented the buyer’s lawyers should check whether the mortgage company needs to be told so that a decision can be reached if they are willing to progress.