Am I correct in assuming that the fact that my conveyancer in Malvern is not listed on my bank's solicitor panel that there is a problem with the quality of the firm’s work?
That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Malvern conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
My lawyer has identified a a legal deficiency with the lease for the flat we are buying in Malvern. The seller’s lawyers have offered title insurance as a workaround. We are happy with insurance and will pay for it. Our conveyancing practitioner has advised that he must ensure that the mortgage company is content with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Can you explain why leasehold purchase conveyancing in Malvern costs more?
Malvern leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.
We are planning to purchase with Norwich and Peterborough Building Society. I dropped in a few local practices yet cant to find a Malvern conveyancing firm on the Norwich and Peterborough Building Society panel. Please you assist?
Please do make use of the search tool on this page. Please choose the building society and type Malvern or your location and you will see a number of lawyer offices in Malvern or near you.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Malvern?
There are many recorded licenced Conveyancers in Malvern and Solicitor practices in Malvern who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal aspects of the home buying process. Both can conduct associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We are due to move property in February. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Malvern. Conveyancing lawyer was found prior to coming across this website.
On the afternoon of completion you can pick up the house keys from your estate agent however this should only be done after the vendors solicitors confirm to the agent that they have the completion monies and the keys can be given over. You can tell the removal company that you are ready to move in. We do not suggest a particular removal organisation but can assist you in locating a conveyancing in Malvern or a solicitor that specialises in conveyancing in Malvern.
I am selling my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being difficult. The Malvern solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
I am buying a new build apartment in Malvern. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Malvern
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Please confirm the Lease plans are architect prepared.