My wife and I are buying a 1 bedroom apartment in Malden with a mortgage. We like our Malden solicitor, however the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Malden conveyancing practitioner and pay for one of their panel firms to represent them. We consider that this is unjust; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Malden conveyancing solicitor to apply to be on the conveyancing panel.
We hope to to purchase with Darlington Building Society. I went into 3 or 4 local companies but am struggling to find a Malden conveyancing firm on the Darlington Building Society panel. Please you help?
Feel free to make use of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type Malden or your location and you will be presented with a number of lawyer located in Malden or by proximity to you.
My wife and I own a terraced Victorian house in Malden. Conveyancing practitioner represented me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Malden and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing lawyer who conducted the conveyancing.
My husband and I are first time buyers - agreed a price, yet the property agent informed us that the owners will only proceed if we appoint the agent's preferred conveyancers as they are insisting on a ‘quick sale’. We would rather use a family conveyancer who is accustomed to conveyancing in Malden
We suspect that the owner is unaware of this demand. Should the seller want ‘a quick sale', taking such a hostile approach to a genuine purchaser is likely to cause more damage than good. Contact the owners directly and explain that (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to use your own,trusted Malden conveyancing solicitors - as opposed tothose that will provide their negotiator at the agency a referral fee or meet his conveyancing figures set by senior management.
My wife and I have hit a brick wall in negotiating a lease extension in Malden. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Malden conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Malden property is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case affected 7 flats. The unexpired lease term was 75.88 years.
What makes a Malden lease defective?
There is nothing unique about leasehold conveyancing in Malden. All leases are drafted differently and legal mistakes in the legal wording can result in certain clauses are erroneous. The following missing provisions could result in a defective lease:
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Clauses dealing with recovering service charges for expenditure on the building or common parts. Maintenance charge proportions which don’t add up to the correct percentage
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, Leeds Building Society, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to withdraw.
We are looking to acquire a repossessed house in Malden and the mortgagee in possession would like to complete within a month. Do lawyers meet that timeframe? Would it be better to use a high street Malden firm or an online company that advertises to complete quickly?
Visit your Malden high street. Pop in to two or three firms and request to see a conveyancing solicitor for an estimate. Explain your requirements and seek assurances on deadlines. Select the firm that appears most genuine. You need to choose a property lawyer on the panel of lawyers who can act for your bank.