Is there a reason why leasehold purchase conveyancing in Malden is more expensive?
Malden leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
There are a variety of conveyancing solicitors in Malden but how do I know who I should use?
It would be unwise to be swayed by the cheapest Malden conveyancing quote. 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 have decided to exercise my right to buy my property in Malden off the council. I have a mortgage offer with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I am selling my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being difficult. The Malden solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Various web forums that I have visited warn that are the primary cause of hinderance in Malden house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances in the conveyancing process. Searches are not likely to be the root cause of delay in conveyancing in Malden.
Have purchased a a terraced house in Malden , how long will it take for the Land Registry to record my ownership? My Malden conveyancing solicitor works at snail pace, so I want to be sure that my name is registered.
As far as conveyancing in Malden is concerned, registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can vary depending on who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd parties. As of today approximately 80% of submission are fully addressed within two weeks but occasionally there can be extensive delays. Registration takes place once the new owner is living at the property thus post completion formalities is not typically an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers must speak with the land registry and explain the circumstances.
Is it best to instruct a Malden conveyancing lawyer who is local to the property I am buying? I have an old university friend who can carry out the legal formalities but they are based 300kilometers away.
The benefit of a local Malden conveyancing firm is that you can attend the office to execute documents, present your identification documents and apply pressure on them if necessary. They will also have local insight which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and in the main were happy that should outweigh using an unknown Malden conveyancing solicitor just because they are based in the area.
My partner is purchasing a leasehold apartment in Malden. Conveyancing estimates are averaging around £1650. Does that seem right?
The average cost last year for conveyancing in Malden was £1,500 excluding SDLT and HMLR fees.