I can't travel far from Malpas. I would like to know the reason why all Malpas property lawyers are not on all mortgage company panels?
As unjust as it may seem for banks to restrict who can act for them, from the public’s or solicitor’s perspective, the the contrary view is that banks are becoming ever more anxious and regard it essential to defend themselves against illegal activities. As a consequence of this concern banks have reduced their panel of approved conveyancing lawyers to a manageable size.
My property lawyer in Malpas is not on the Bank of Ireland Solicitor Panel. Is it possible for me to use my family solicitor even though they are not on the Bank of Ireland panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Malpas lawyers but Bank of Ireland will need to use a conveyancer on their panel. This will result in additional total legal fees as well as result in frustration.
- Find an alternative lawyer to to deal with the purchase, not forgetting to check they are Bank of Ireland approved.
- Persuade your Bank of Ireland based solicitor to seek to join the Bank of Ireland panel
How can we know in advance if a Malpas conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Malpas obtaining recommendations is a sensible start. 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 lawyer carrying out your transaction.
The formalities of my purchase has taken place for my property in Malpas. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Malpas solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Malpas surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
four months have gone by following my purchase conveyancing in Malpas concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Malpas is where the house is located. Can you offer any assistance?
Flying freeholds in Malpas are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Malpas you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Malpas 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.