We are purchasing a 1 bedroom flat in Malden with a mortgage. We would like to retain our Malden solicitor, however the bank says he's not on their "panel". It seems we have little choice but to use one of the mortgage company panel conveyancing practices or keep our Malden property lawyer as well as pay for one of their panel lawyers to represent them. This seems very unfair; can we not insist that the lender use our Malden solicitor ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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.
Are the BSA intent on creating a search tool with a view to list solicitors on the Melton Mowbray Building Society conveyancing panel for instance in Malden?
We are not aware of any intention on the part of the BSA to promote such a register.
My bid for a property was accepted at auction in Malden. Conveyancing is required. What is next?
Now that you have to in every practical sense signed on the dotted line you must choose a conveyancing solicitor soon as you are faced with a fast approaching a fixed date to complete the purchase. Every auction property should have a corresponding legal set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to hand this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that that you have the requisite funding in order to complete on the on the contractual date .
We are getting the release of further funds on our home loan from Clydesdale as we intend to carry out renovations to our property in Malden. Do we need to select a local Malden solicitor on the Clydesdale conveyancing panel to deal with the paperwork?
Clydesdale do not ordinarily require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
I have decided to exercise my right to buy my property in Malden off the council. I have a mortgage agreed with Lloyds. Conveyancing is not something I have any knowledge of. 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 Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I used Action Conveyancing a few years ago for my conveyancing in Malden. Now, I need the files but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Malden of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How can the Landlord & Tenant Act 1954 affect my commercial premises in Malden and how can your lawyers assist?
The particular law that you refer to gives protection to commercial leaseholders, giving them the dueness to apply to court for a continuation of occupancy when the lease reaches an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Malden is one of the hundreds of areas of the UK in which our lawyers are located
How do I determine who owns a house in Malden?
As long as the property is registered with HM Land Registry, and you have the specifics of the location of the property, you should be able to view details from the HM Land Registry of the recorded proprietor for a for less than a fiver.