We wanted to use a conveyancing solicitor in Malpas for our home move. Our broker informed us that our mortgage lenders Coventry Building Society won't deal with them. Surely this is unfair competition?
Lenders in the main imposes restrictions either the type or the volume of conveyancing firms on their member panel. A common example of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the type of firm, some have reduced the amount of solicitor practices they use to represent them. You should note that Coventry Building Society have no responsibility for the quality of advice provided by any member of Coventry Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels a few years ago even though there remains differing opinions concerning the extent of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that hundreds of law firms, including some in or near Malpas only perform one or two conveyances a year.
My wife and I are purchasing a property in Malpas. I might seem paranoid but how we can trust a solicitor? At some point we will need to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is there a list of Co-operative panel solicitors in Malpas on the Building Society Association’s Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings available over the internet. Where you are looking for a Malpas solicitor on the Co-operative please make the most of our facility.
At last I have had an offer on a flat in Malpas accepted, the sellers do nevertheless have a tied purchase. The owners have offered on a property, however it’s not yet tied up, and are looking at other apartments booked. I have instructed a local conveyancing solicitor in Malpas. What do I do now? When do I get the mortgage application with Coventry BS going?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, Malpas conveyancing search charges, etc). The first thing to do is ensure that your conveyancer is on the Coventry BS conveyancing panel. As to the subsequent phase this very much dictated by the uniqueness of your transaction, attraction to this property and on the state of the market. During a hot market some buyers will apply for a home loan with Coventry BS and pay for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with searches.
What will a local search inform me regarding the house I am purchasing in Malpas?
Malpas conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search is essential in every Malpas conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search should provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
Due to the guidance of my in-laws I had a survey completed on a house in Malpas in advance of retaining conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders will refuse to issue a loan on this type of home.
It depends who your proposed lender is. HSBC has different requirements for example to Nationwide. Should you wish to telephone us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Malpas. Conveyancing will be smoother if you use a solicitor in Malpas especially if they regularly deal with such properties in Malpas.
In my capacity as executor for the estate of my father I am selling a property in Neath but live in Malpas. My solicitor (approximately 260 miles awayrequires that I execute a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Malpas who can witness and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Malpas