My mortgage broker says he needs my Malton lawyer’ panel member for the Santander conveyancing panel. Can you suggest how I obtain this. I have tried my local Malton office but they have not responded to me.
The sensible thing to do is ask for this information from your Malton solicitor . They should have a central record lender panel numbers.
We are buying a apartment in Malton. I might seem paranoid but how we can trust a conveyancer? On completion day we have to send our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
When it comes to lenders such as Leeds Building Society, do Malton property lawyers have to pay a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I have paid off my mortgage with Aldermore. I assume I don't need a Malton solicitor on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I got the keys to my home on 3 February and my personal details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Malton said it would be dealt with in less than a month. Are titles in Malton uniquely lengthy to register?
As far as conveyancing in Malton is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can vary subject to who lodges the application, whether it is in order and if the Land registry must send notices to any third parties. Currently approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to extensive delays. Registration is effected after the buyer has moved in to the premises thus 'speed' is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor should speak with the land registry and explain the circumstances.
How does conveyancing in Malton differ for newly converted properties?
Most buyers of new build property in Malton approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is built. This is because builders in Malton typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Malton or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Malton is the location of the property. Can you shed any light on this issue?
Flying freeholds in Malton are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Malton you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Malton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I have been pointed in your direction by a few estate agents in Malton to find a property lawyer on your site. What’s the financial upside for Estate Agents to offer your services rather than another?
We refuse to give any financial incentive for sending work in our direction. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.