My wife and I are looking to buy a property in Malpas and are in fact using a Malpas conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Coventry Building Society have this afternoon contacted us to advise us that there is now an issue as our Malpas solicitor is not on their conveyancing panel. Please explain?
If you are buying a property needing a mortgage it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Malpas lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Our lawyer has identified a defect with the lease for the apartment we are buying in Malpas. The other side have offered title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer has advised that he must be satisfied that the bank is happy with this solution. Are we the client or is the lender?
Even though you have a mortgage offer from the mortgage company does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the lender are the client. The appropriate lender provisions have to be complied with.
If you had a top tip for selecting a conveyancing solicitor in Malpas what would it be?
Do not opt for the cheapest Malpas conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We previously chose conveyancing lawyers based in Malpas on the Aldermore solicitor panel. They have just invoiced me a separate charge for dealing with the Aldermore mortgage. Is this an additional conveyancing fee specified by Aldermore?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your conveyancer is entitled to levy a fee for this. The charge is not set by Aldermore but by your Malpas lawyer. Numerous firms on the Aldermore panel will quote ’dealing with mortgage’ fee and others do not.
Can I be sure that the Malpas conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Malpas getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor handling your transaction.
Is it necessary to take out insurance to cover chancel repairs when purchasing a house in Malpas?
Unless a previous acquisition of the premises completed post 12 October 2013 you can assume that lawyers conducting conveyancing in Malpas to remain recommending a chancel search and or insurance against a claim.
How easy is it to transfer to a new conveyancer as I have to find a firm on the Yorkshire Building Society conveyancing list. I hired a local conveyancing solicitor in Malpas five minutes from me but she is not accepted by Yorkshire Building Society
We will our best to assist in finding you a conveyancing solicitor in Malpas on the Yorkshire Building Society panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Malpas. In making use of the find a conveyancing solicitor tool on this website, you can contrast charges for conveyancing solicitors in Malpas and throughout England and Wales.
I am looking for a conveyancing practitioner in Malpas for my home move. Can I see a solicitor's complaints history with the profession’s regulator?
Members of the public can read presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA could monitor call for training reasons.