Am I correct in assuming that the fact that my conveyancer in Malpas is not identified on my lender's solicitor panel that there is a problem with the quality of his conveyancing?

That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Malpas conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Malpas. My lender is Chelsea Building Society

Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 13/7/2024, the requirements read as follows :

It has been 3 months 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 £215,000. 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 residence 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'm purchasing a new build house in Malpas with the aid of help to buy. The sellers refused to budge the price so I negotiated £7000 of additionals instead. The sale representative advised me not to tell my lawyer about the deal as it would jeopardize my mortgage with Nottingham Building Society. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

Planning to exchange soon on a ground floor flat in Malpas. Conveyancing solicitors inform me that they report fully next week. Are there areas in the report that I should be focusing on?

The report on title for your leasehold conveyancing in Malpas should include some of the following:

What the implications are if you breach a clause of your lease? What options are open to you if a neighbour is in violation of a provision in their lease? Whether the lease restricts you from subletting the flat, or working from home Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? You should be advised what constitutes a Nuisance in the lease

Malpas Leasehold Conveyancing - Sample of Questions you should ask Prior to buying

Is the freehold reversion owned collectively by the tenants? Most Malpas leasehold properties will have a service charge for maintenance of the building invoiced by the landlord. Should you acquire the flat you will have to pay this liability, normally periodically throughout the year. This can vary from two or three hundred pounds to thousands of pounds for blocks with lifts and large common grounds. In all likelihood there will be a rentcharge for you to pay yearly, this is usually not a significant figure, say approximately £50-£100 but you should to check as occasionally it can be prohibitively expensive. Are any of leasehold owners in arrears of their service charge payments?