We are buying a 1 bedroom apartment in Maldon with a mortgage. We like our Maldon lawyer, 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 Maldon solicitor as well as pay for one of their panel firms to represent them. We regard this is unjust; can we not demand that the bank use our Maldon conveyancer ?
No, not really. The mortgage offered to you 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 Maldon conveyancing lawyer to apply to be on the conveyancing panel.
AssumingI was to purchase a freehold housein Maldon mortgage fee and dispense with a survey and no local authority searches how much could I expect to have to pay for conveyancing in Maldon?
The only reduction in fees you would make on is the costs for searches. A property lawyer is obliged to do the vast majority of work - money laundering, correspond with your sellers conveyancer, stamp duty return, register the property etc. You might save a bit for them not having to register a mortgage but it won't be meaningful.
Do all mortgage companies provide you with an approved list of Maldon conveyancing solicitors? How do you know who is on the Yorkshire BS conveyancing panel?
Maldon conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
I have been told by my conveyancer that defective lease insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Maldon?
The appropriate level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between HSBC Bank and The Mortgage Works. Conveyancing solicitors as opposed to members of the public take out such policies.
When it comes to mortgage companies such as Nationwide, do Maldon property lawyers face a fee to be on the conveyancing panel?
We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
How can we know in advance if a Maldon conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Maldon seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor carrying out your conveyancing.
What can a local search reveal about the property my wife and I purchasing in Maldon?
Maldon conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search plays a central role in most Maldon conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will provide data 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 13 subject areas.
How can the Landlord & Tenant Act 1954 impact my commercial property in Maldon and how can your lawyers assist?
The 1954 Act affords a safeguard to business lessees, granting the a statutory right to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Maldon