We are buying a 3 bedroom flat in Maldon with a mortgage. We would like to retain our Maldon lawyer, but the bank says she’s not on their "panel". It appears that we have no option but to select one of the mortgage company panel conveyancing practices or keep our Maldon lawyer as well as pay for one of their panel firms to act for them. This feels very unfair; are we not able to require that the lender use our Maldon lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Maldon conveyancing solicitor to apply to be on the conveyancing panel.
My Conveyancer in Maldon has never been on on the Santander Solicitor Panel. Is it possible for me to retain my prefered solicitor even though they are not on the Santander list of approved lawyers?
Your options are as follows:
- Carry on with your preferred Maldon solicitors but Santander will need to instruct a solicitor on their list of acceptable firms. This will inevitably rack up the total conveyancing fees as well as cause delays.
- Choose an alternative practitioner to act in the conveyancing, remembering to check they are Santander approved.
- Try to convince your Santander based solicitor to attempt to join the Santander panel
I require fast conveyancing in Maldon as I have pressure to sign on the dotted line inside 4 weeks. Fortunately I do not require a mortgage. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you are at liberty not to have searches carried out although no conveyancer would advise that you don't. With plenty of history conveyancing in Maldon the following are examples of issues that can appear and adversely impact future mortgageability: Refused Planning Applications, Overdue Charges, Outstanding Grants, Road Schemes,...
It has been 3 months since my purchase conveyancing in Maldon completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does the Landlord & Tenant Act 1954 affect my commercial offices in Maldon and how can your lawyers assist?
The 1954 Act affords protection to commercial lessees, granting the dueness to apply to court for a new lease and continue in occupation when the lease comes to an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Maldon
Am I best advised to choose a Maldon conveyancing lawyer who is local to the property I am hoping to buy? I have an old university friend who can execute the conveyancing but they are based over three hundred kilometers drive away.
The benefit of a high street Maldon conveyancing practice is that you can visit the firm to sign documents, hand in your ID and apply pressure on them where appropriate. Having local Maldon know how is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and the majority were happy that must trump using an unfamiliar Maldon conveyancing solicitor solely due to them being round the corner.