I am nearing exchange of contracts for my ground floor flat in Malden Rushett and the EA has just e-mailed to warn that the purchasers are switching law firm. The reason given is that the mortgage company will only deal with property lawyers on their approved list. On what basis would a big named mortgage company only work with certain law firms rather the firm that they want to choose for their conveyancing in Malden Rushett ?
Mortgage companies have always had an approved set of law firms that can represent them, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lending institutions blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.
Can you explain why leasehold purchase conveyancing in Malden Rushett costs more?
The conveyancing charges on a leasehold premises in Malden Rushett is often greater when contrasted to a freehold property. This is due to the supplemental work necessary in dealing with the landlord and management company to collate the information concerning whether the rent and maintenance fee have been paid and whether there are any large sums expected to be spent in the foreseeable future on repairs or maintenance of the building.
Planning on purchasing a house in Malden Rushett. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland 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 Malden Rushett solicitor is on the Bank of Ireland conveyancing panel.
I had an offer accepted on a property in Malden Rushett on 12/12/2025, valuation was booked five days later, received a clean bill of health. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Santander have agreed my mortgage in principle, my bid on a house in Malden Rushett has been accepted, now what?
The estate agent will want to be informed of your conveyancer's details (make sure the solicitors are on the bank’s approved list). Contact Santander or your broker and finalise any outstanding paperwork. Santander will instruct a valuer who will get in touch with the selling agent or vendor to schedule a slot for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Santander will issue the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Malden Rushett.
I used Wolstenholmes a few years ago for my conveyancing in Malden Rushett. Now, I need my files but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Malden Rushett of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a leasehold apartment up to £305k and identified one round the corner in Malden Rushett I like with amenity areas and transport links in the vicinity, however it's only got 51 remaining years left on the lease. I can't really find anything else in Malden Rushett for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
As co-executor for the will of my uncle I am disposing of a property in Swansea but I am based in Malden Rushett. My lawyer (based 200 kilometers awayneeds me to execute a stat dec before completion. Can you recommend a conveyancing solicitor in Malden Rushett who can attest this legal document for me?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Malden Rushett based