How up to date is your database of Merriott solicitors on the conveyancing panel? Do send you an updated list?

Merriott conveyancing firms themselves provide us confirmation that they are on the conveyancing panel as opposed to being supplied with a list from directly.

I just bought a flat at auction in Merriott. Conveyancing is needed. What happens now?

Given that you have now for in every practical sense signed on the dotted line you now have to hire the services of a conveyancing solicitor as a matter of priority as you are facing a tight deadline in which to complete the transaction. An auction property should have an associated legal pack. This will likely include most,if not all of the documents that your lawyer requires. In the case of leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You must hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in order to complete on the date specified in the contract.

Is it the case that all Merriott solicitors on the conveyancing panel are overseen by the Solicitors Regulatory Authority?

As solicitors, in order to be on the approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel and in such a situation the organisation would be governed by the Council of Licensed Conveyancers.

We previously instructed solicitors located in Merriott on the solicitor approved list. They have just invoiced me an additional fee for handling the mortgage. Is this an additional conveyancing fee specified by ?

Provided it is contained in their Terms of Engagement or estimate then yes your is entitled to charge a fee for this. This charge is not set by but by your Merriott . Some firms on the panel will levy an ‘acting for lender’ fee and others do not.

What does a local search tell me concerning the house my wife and I purchasing in Merriott?

Merriott conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search is essential in every Merriott conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.

I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, no chain conveyancing. Merriott is where the house is located. Can you offer any assistance?

Flying freeholds in Merriott are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Merriott you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Merriott 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 purchased a leasehold flat in Merriott, conveyancing formalities finalised 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Merriott with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 50

With 50 years remaining on your lease we estimate the price of your lease extension to range between £36,100 and £41,800 plus costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.