We see that you have a search directory identifying firms on the Lloyds conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in New Malden?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in New Malden.
I have been told by my solicitor that breach of easement insurance is necessary on my purchase. What is the level of cover for New Malden conveyancing?
The appropriate level of breach of easement indemnity insurance depends on your lender. It would differ for example between Halifax and Coventry Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
We had appointed solicitors located in New Malden on the Nationwide solicitor approved list. They have just invoiced me a supplemental fee for the legal aspects of the Nationwide mortgage. Is this an additional conveyancing fee set by Nationwide?
Provided it is contained in their Terms and Conditions or estimate then yes your lawyer can charge a fee for this. This fee is not dictated by Nationwide but by your New Malden conveyancing practitioner. Some firms on the Nationwide panel will levy ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
I recently had an offer accepted on a house in New Malden. My mortgage broker suggested a conveyancer. I paid an upfront payment of £150. Not long after, the lawyer called me sheepishly admitting that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there restrictive covenants that are commonly picked up as part of conveyancing in New Malden?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in New Malden. 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…’
I am buying a new build house in New Malden with a mortgage from Halifax. The developers refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent told me not disclose to my solicitor about the deal as it would put at risk my mortgage with Halifax. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. New Malden is where the house is located. Can you offer any advice?
Flying freeholds in New Malden are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside New Malden you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Malden may determine 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 am hoping to exchange soon on a studio apartment in New Malden. Conveyancing solicitors assured me that they report fully next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in New Malden should include some of the following:
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Alterations to the property Repair and maintenance of the property Advice concerning the obligations as set out in the lease to pay service charges - in relation to the building, and the wider rights a lessee has You should receive a copy of the lease
My wife and I have hit a brick wall in trying to purchase the freehold in New Malden. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a absentee landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to assess the premium.
An example of a Lease Extension case for a New Malden property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.