My mortgage company has suggested a law firm on their panel based in Mortimer but I would rather use a conveyancing lawyer in Mortimer local to me. Can you help?

Not all Mortimer conveyancing practitioners are on all banks conveyancing panel. Please make the most of the above find an approved solicitor tool to find a Mortimer conveyancing firm on the on the lender panel.

I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Mortimer is where the house is located. What do you suggest?

Flying freeholds in Mortimer are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Mortimer you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mortimer may decide 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 residence.

I am using a search engine for the words conveyancing in Mortimer it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the right property lawyer for my move?

The ideal way of choosing a suitable conveyancer is via personal referral, so seek the guidance of friends and family who have purchased a property in Mortimer or a local estate agent or financial adviser. Fees for conveyancing in Mortimer differ, so it's advisable to obtain a minimum of three quotes from different property lawyers. Be sure to obtain confirmation that the charges are guaranteed not to escalate.

I am attracted to a couple of apartments in Mortimer both have in the region of fifty years remaining on the lease term. should I be concerned?

There are no two ways about it. A leasehold apartment in Mortimer is a wasting asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it adversely affects the value of the property. For most purchasers and banks, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Mortimer conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I am the registered owner of a 2 bed flat in Mortimer, conveyancing was carried out in 1997. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Mortimer with a long lease are worth £191,000. The ground rent is £55 levied per year. The lease expires on 21st October 2079

With only 53 years remaining on your lease we estimate the premium for your lease extension to range between £27,600 and £31,800 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.

My step-mother purchased her house in Mortimer 9 years ago. She has since got married, divorced and has recently married again. She now wants to the sell the Mortimer property. I believe she will simply be requested to provide a copy of her marriage papers to the conveyancer but she is anxious it will delay the conveyancing. Should she appoint a conveyancer to update the title documents for the property?

The is no need to update the title for the property as long as you have the proof needed to demonstrate how the name change has come about.

The purchaser’s conveyancer should review the title entries and require evidence to establish the name change for instance marriage documentation.