Please explain the implications if my lawyer’s firm is suspended from the Nottingham Conveyancing panel ahead of completing my conveyancing in Malden?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am helping my niece sell her flat in Malden. Will the conveyancing solicitor commission the EPC or do I organise this?
Following the abolition of Home Information Packs, energy performance certificates was maintained a mandatory element of selling a property. An energy performance certificate should be to hand in advance of the property being marketed. This is not something that solicitors ordinarily organise. Where you are using a Malden conveyancing practitioner they may be able to arrange energy assessments due to their relationships with long established local providers
I'm the single recipient of my late mum's will with all property in now in my sole name, including the my former home in Malden. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be considered the same way as if I'd bought the house in December. Do I have to wait 6 months to sell?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Some banks would take a practical view as this obligation primarily exists to pick up on subsales or the flipping of property.
We have a mortgage agreed in principle with Aldermore. Malden conveyancing lawyers were instructed. How long does it take for Aldermore to forward the offer to the lawyer?
Some lenders take longer than others. Have Aldermore conducted the survey? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I bought my house on 3 November and the transaction details is not yet registered. Should I be concerned? My conveyancing solicitor in Malden said it will be formalised inside ten days. Are transfers in Malden uniquely lengthy to register?
As far as conveyancing in Malden registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether there are errors and if the Land registry need to notify any interested persons or bodies. As of today in the region of 80% of such applications are fully dealt with in less than three weeks but occasionally there can be protracted delays. Historically registration occurs after the purchaser is living at the property thus registration formalities is not usually top priority but if there is a degree of urgency associated with the registration then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
I am buying my first flat in Malden with the aid of help to buy. The builders would not budge the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not inform my solicitor about the deal as it will jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What does commercial conveyancing in Malden cover?
Commercial conveyancing in Malden incorporates a wide range of guidance, provided by regulated solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
I have just placed an offer on a leasehold flat in Malden and the mortgage adviser that we are using suggested his conveyancer. She quoted nine hundred pounds plus VAT and disbursements. Does this sound like a good deal?
Don't just go on one quote. One should obtain like-for-like quotes for your conveyancing in Malden. Then select one that you are comfortable with and just as important, is on the approved panel of the bank that you are sourcing your mortgage from.