is it true that all Malpas conveyancing solicitors on the Kent Reliance conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.
The formalities of my remortgage has taken place for my property in Malpas. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved 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 who will take matters further.
I am selling my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being difficult. The Malpas solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who conducted the conveyancing in Malpas 4 years ago have long since closed. What do I do?
As long as the title is registered the information relating to your ownership will be retained by HMLR with a Title Number. It is easy to carry out a search at the Land Registry, locate your house and order up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will also normally retain a file duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
How does conveyancing in Malpas differ for new build properties?
Most buyers of new build residence in Malpas come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Malpas typically purchase the real estate, 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 conveyancing solicitors 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 Malpas or who has acted in the same development.
I decided to have a survey done on a house in Malpas before appointing lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies will not give a mortgage on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Malpas. Conveyancing may be slightly more expensive based on your lender's requirements.
How can the Landlord & Tenant Act 1954 affect my business property in Malpas and how can your lawyers assist?
The particular law that you refer to provides security of tenure to business tenants, giving them the legal entitlement to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Malpas is one of our many locations in which our lawyers have offices