At what point does exchange of contracts occur in domestic conveyancing in Mortimer and do I need to attend the conveyancers branch?
If you are local to our conveyancing solicitors in Mortimer you are invited in to sign the paperwork. However, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and provide just as detailed and professional a job for you when dealing with you digitally. The signing of the contract is not when everything is set in stone. Signing on the dotted line is necessary for the firm to exchange contracts at the appropriate time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Mortimer)to be in the office available at the end of the phone to exchange contracts.
We are purchasing a victorian detached house in Mortimer. We would like to convert the garage to a playroom at the property.Will the conveyancing process include enquiries to ascertain if these works are allowed?
Your solicitor will check the deeds as conveyancing in Mortimer will sometimes identify restrictions in the title deeds which prevent categories of changes or necessitated the permission of a 3rd party. Some extensions require local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
Can I be sure that the Mortimer conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Mortimer seeking 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 which is cheap as chips. We would always advise that you speak with the solicitor handling your transaction.
Santander have agreed my mortgage in principle, my bid on a property in Mortimer has been agreed to, what are the next steps?
The property agent will wish to know who your solicitors are (be sure the lawyers are on the bank’s approved list). Call up Santander or your financial adviser and complete any relevant forms. Santander will appoint a valuer who will get in touch with the estate agent or seller to book a slot for the valuation to take place. Once conducted (assuming no problems) it takes on average ten days to receive the mortgage offer. Santander will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Mortimer.
How does conveyancing in Mortimer differ for new build properties?
Most buyers of new build property in Mortimer come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Mortimer usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Mortimer or who has acted in the same development.
Should I be wary about estate agents that I am dealing with are encouraging me to use a national conveyancing firm rather than a local Mortimer conveyancing company?
As is the case with many service providers, often recommendations from connections can be worth their weight in gold. Nevertheless there are many players in a conveyancing deal; estate agents, mortgage brokers and lenders might all put forward conveyancers to select. On occasion these lawyers might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the endorsement. You are free to choose your own lawyer. However, bear in mind that many lenders operate an approved list of law firms you are obliged to use for the lender aspect of your conveyancing.
Last December I purchased a leasehold house in Mortimer. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Mortimer Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
Best to be warned whether fixing the lift or some other significant cost is due in the near future to be shared amongst the leasehold owners and could well dramatically increase the the service fees or result in a one off invoice. How many years are left on the lease? Be sure to investigate if there are any onerous restrictions in the lease. For example some leases prohibit pets being allowed in in a block in Mortimer. If you love the flatin Mortimer however your dog is not allowed to move with you then you have a very difficult determination.