We are purchasing a flat and require a conveyancing solicitor in Maulden who is on the Clydesdale approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Maulden.
Forgive me if this question is silly but I am new to the house moving as a first time purchaser of a two bedroom flat in Maulden. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will find a local conveyancing solicitor in Maulden?
On the day of completion you do not need to go to the conveyancers office in Maulden. Your solicitors will arrange to send the purchase money to the seller's conveyancers, and once they have received this, you will be called to receive the keys from the selling Agents and move into your new home. Usually this occurs early afternoon.
We had instructed solicitors based in Maulden on the Yorkshire BS solicitor panel. They are now charging me a further charge for the legal aspects of the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. This charge is not set by Yorkshire BS but by your Maulden solicitor. Plenty of firms on the Yorkshire BS panel will charge an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Maulden building society branch on numerous occasions and was told it wasn't a problem and they would lend. My Maulden conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
As long as the conveyancer is on the bank panel, they must follow the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
A relative advised me that where I am purchasing in Maulden I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Maulden conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Maulden around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Maulden Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Maulden Education with maps and statistics, Local Amenities and other useful information concerning Maulden.
Are there restrictive covenants that are commonly picked up during conveyancing in Maulden?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Maulden. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Maulden is the location of the property. What do you suggest?
Flying freeholds in Maulden are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Maulden you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Maulden may decide 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.
Do you have any top tips for leasehold conveyancing in Maulden with the aim of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Maulden can be avoided where you appoint lawyers the minute you market your property and ask them to put together the leasehold information needed by the buyers’ representatives. If you have carried out any alterations to the residence would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Maulden state that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord approving such works. Should you dont have the approvals to hand you should not contact the landlord without checking with your conveyancer in the first instance. A minority of Maulden leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. If there is a history of conflict with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as historic rather than ongoing. You believe that you know the number of years remaining on your lease but it would be wise to double-check via your lawyers. A purchaser's conveyancer will be unlikely to recommend their client to where the remaining number of years is less than 75 years. In the circumstances it is essential at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.
I inherited a 1 bedroom flat in Maulden, conveyancing having been completed 4 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Maulden with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2106
With just 80 years unexpired the likely cost is going to be between £8,600 and £9,800 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.