As someone not used to the Merton conveyancing process what’s the number one tip you can give me concerning the legal transfer of property in Merton
Not many law firms shout this from the rooftops but conveyancing in Merton or throughout South West London is an adversarial process. In other words, when it comes to conveyancing there exists lots of room for confrontation between you and other parties involved in the transaction. For example, the seller, property agent and sometimes your lender. Choosing a lawyer for your conveyancing in Merton is a critical decision as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to act in your legal interests and to keep you safe.
There is a worrying ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. You must always trust your conveyancer above the other parties in the conveyancing process.
I just acquired a flat at auction in Merton. Conveyancing is necessary. What is next?
Given that you are now exchanged you should hire the services of a conveyancing lawyer soon as you will have a tight a fixed date to complete the property. Every auction property will ordinarily have an associated legal pack. This should include evidence of title and search results. In the case of leasehold premises the auction papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You must give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that you have funds in order to complete the transaction on the set completion date.
We have a mortgage agreed in principle with Nationwide. Merton conveyancing practitioners were instructed. How long does it take for Nationwide to forward the offer to the lawyer?
Some lenders take longer than others. Have Nationwide conducted the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Merton conveyancing practitioner on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I am looking for a ground for flat up to £195,000 and identified one round the corner in Merton I like with open areas and railway links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. There is not much else in Merton for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a home loan that many years will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
We are 18 days into a freehold purchase having been recommend to conveyancers by the estate agent to perform conveyancing in Merton. We are not happy. Can you help me find new lawyers?
A conveyancer would need to be really poor to suggest changing them. Has your mortgage been sent? In the event that it has you will need to inform them of the new contact details and have the loan are re-issued. The solicitor ideally needs to be on the mortgage company panel to avoid added expenses and complications. That should be your starting point. Our search tool should help you find a lender approved conveyancer for your home move in Merton
Can a conveyancer remove someone from the title of my home in Merton ?
Extracting or adding someone to the title of your property is relatively straightforward. You’ll need to appoint a lawyer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner