We are purchasing a 2 bedroom flat in Maulden with a mortgage. We like our Maulden conveyancer, but the bank advise he's not on their "panel". It appears that we have no choice but to appoint one of the lender panel firms or keep our Maulden lawyer and pay for one of their panel ones to act for them. This feels very unfair; 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 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 Maulden conveyancing lawyer to apply to be on the conveyancing panel.
Having spent time reading moneysavingexpert.com for an affordable lawyer in Maulden, many comment that I should look for a CQS accredited solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in the legal transfer of properties, trusted by some of the UK's biggest mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Maulden is one of the numerous areas of the UK where there are Accredited lawyers.
I am currently in the process of buying my council flat in Maulden. I have a mortgage agreed with Nottingham. 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 Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I currently have a mortgage with Skipton for my property in Maulden. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?
Your original mortgage agreement with Skipton will provide that you need their approval prior to letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel firm.
Planning on purchasing a maisonette in Maulden. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Maulden solicitor is on the Clydesdale conveyancing panel.
How does conveyancing in Maulden differ for new build properties?
Most buyers of new build or newly converted property in Maulden approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Maulden tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Maulden or who has acted in the same development.
I decided to have a survey completed on a property in Maulden ahead of retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies tend refuse to issue a loan on this type of house.
It depends who your proposed lender is. HSBC has different requirements from Nationwide. If you contact us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Maulden. Conveyancing will be smoother if you use a solicitor in Maulden especially if they are acquainted with such properties in Maulden.
My husband and I are first time buyers - had an offer accepted, but the agent has warned us that the seller will only go ahead if we instruct their preferred lawyers as they need a ‘quick sale’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Maulden
It is highly unlikely the owners are driving this. Should the vendor want ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. Contact the vendors directly and make the point that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)however you intend to instruct your own,trusted Maulden conveyancing solicitors - not the ones that will provide the negotiator at the agency a commission or achieve conveyancing thresholds set by HQ.