There are numerous conveyancing solicitors in Mitcham Junction but how do I know who I should use?

Do not opt for the cheapest Mitcham Junction conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I am buying a 4 bedroom semi-detached house in Mitcham Junction. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve checks to see if these alterations were previously refused?

Your conveyancer will review the deeds as conveyancing in Mitcham Junction will occasionally identify restrictions in the title documents which restrict certain alterations or require the consent of a 3rd party. Many works call for local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.

Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Mitcham Junction solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Mitcham Junction surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

How does conveyancing in Mitcham Junction differ for new build properties?

Most buyers of new build property in Mitcham Junction contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Mitcham Junction usually purchase the land, 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 Mitcham Junction or who has acted in the same development.

I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, no chain conveyancing. Mitcham Junction is the location of the property. What do you suggest?

Flying freeholds in Mitcham Junction are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mitcham Junction you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mitcham Junction may ascertain 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 premises.

I have been pointed in your direction by three or four local selling agents in Mitcham Junction to choose a solicitor on your site. Is there a financial upside for Estate Agents to promote your site ahead of alternative conveyancing organisations?

We don’t make any financial incentive for pointing buyers and sellers in our direction. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

There are only 62 years remaining on my lease in Mitcham Junction. I now want to extend my lease but my landlord is absent. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to locate the lessor. For most situations an enquiry agent may be helpful to try and locate and to produce a report to be used as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Mitcham Junction.

Leasehold Conveyancing in Mitcham Junction - Sample of Questions you should ask before buying

If a Mitcham Junction lease has fewer than eighty years it will affect the value of the flat. It is worth checking with your bank that they are happy with residual term of the lease. Leases with fewer than 80 years remaining means that you will probably have to extend the lease at some point and you need to have some idea of what this would cost. For most Mitcham Junctionlease extensions you will need to own the premises for two years in order to be legally able to extend the lease. Generally speaking the cost for major works are not included within service charges, although some managing agents in Mitcham Junction require leasehold owners to contribute towards a sinking fund and this is used to offset against larger works. How many of the leaseholders are in arrears for their service charge payments?