I do hope you can assist me. My Old Malden conveyancer is informing me me that he has toapply for Old Malden conveyancing searches asthe firm are on the Virgin Moneyconveyancing panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Old Malden conveyancing searches.
A friend informed me that in buying a property in Old Malden there may be various restrictions preventing external changes to a property. Is this right?
There are a number of properties in Old Malden which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Old Malden should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We have agreed to purchase a house in Old Malden. A rare aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Barclays your lawyer must follow the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and solicitors are required to report to Barclays where a lease does not satisfy these specifications. The specifications relate to the installation of panels on properties countrywide and is not restricted to Old Malden.
The formalities of my remortgage has taken place for my property in Old Malden. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
We are close to exchanging contracts on the sale of our property in Old Malden and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Old Malden. Having lived in Old Malden for three years we know that this is a non issue. Do we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Old Malden is the location of the property. Is there any guidance you can give?
Flying freeholds in Old Malden are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Old 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 Old Malden 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 property.
My uncle has recommend that I appoint his conveyancers in Old Malden. Should I use them?
No doubt it’s preferable to find a conveyancing lawyer is to have recommendations from friends or family who have previously instructed the solicitor that you are are thinking of instructing.
Me and my partner are soon to complete buying a property in Old Malden but as a consequence of wreckage from the recent storms I have agreed reparation from the vendor of £2k taking the form of a reduction in the price. This was going to be addressed as part of the conveyancing process yet my lender will not agree to this. Should they have been approached?
Any lawyer being on the lender approved list is obliged to disclose to the bank of any changes to the sale price. In the event that you were to refuse your solicitor to disclose the reduction to your lender then they would need to discontinue representing you and the mortgage company.