Please explain the implications if my lawyer’s firm is removed from the RBS Conveyancing panel ahead of completing my conveyancing in Malden?
The first thing to point out is that, 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 step-mother sell her house in Malden. Will the conveyancing solicitor order the EPC or it is for the seller to coordinate?
After the abolition of HIPs, energy assessments was left as a mandatory component of moving house. An energy performance certificate should be to hand before the property is advertised. It is not something that solicitors normally arrange. If you are instructing a Malden conveyancing practitioner they may help arrange energy performance certificates given their contacts with reputable local energy assessors
We are planning to move home in April. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you suggest a removal company in Malden. Conveyancing lawyer was organised prior to coming across this site.
On the afternoon of completion you can pick up the house keys from your property agent but this should only be done after the previous owners lawyers inform the agent that they have the completion monies and the keys can be given over. After that you should advise the removal company that you are ready to move in. We do not recommend a specific removal company but can help you find a residential property solicitor in Malden or a lawyer with expertise in conveyancing in Malden.
We were going to get a AIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Malden solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Malden solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
Various online forums that I have frequented warn that are the number one reason for stalling in Malden house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Malden.
Are there any apps to help search for a Malden law firm on the Platform Home Loans Ltd conveyancing panel? I am a keen cyclist and am willing to travel upto 20kilometers to meet the conveyancer.
Feel free to make use of the facility on this website. Please select a bank and your location and you will see a number of Malden conveyancing lawyers located nearest you. We have listed some Malden conveyancing firms towards the end of this page and you can telephone them to check if they are on the Platform Home Loans Ltd member panel
I today plan to offer on a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have since been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Malden. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Malden ?
Most houses in Malden are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Malden so you should seriously consider looking for a Malden conveyancing practitioner and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your conveyancer will appraise you on the various issues.
I have given up trying to reach an agreement for a lease extension in Malden. Can this matter be resolved via the Leasehold Valuation Tribunal?
You certainly can. We can put you in touch with a Malden conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Malden property is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case related to 7 flats. The unexpired residue of the current lease was 75.88 years.
Whilst your website is a good idea there are many lawyers listed near Malden being on the mortgage company conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the bank approved panel?
We do not recommend specific Malden firms as the right Malden conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Malden knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..