What is your number one tip for finding a conveyancing solicitor in Maltby

We would encourage you not to go for the cheapest Maltby conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.

Are all Maltby Conveyancing Quality Solicitors on the Nationwide conveyancing panel?

Some major banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.

The formalities of my remortgage has taken place for my property in Maltby. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily 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.

Will my lawyer be asking questions regarding flooding as part of the conveyancing in Maltby.

Flooding is a growing risk for conveyancers conducting conveyancing in Maltby. There are those who purchase a property in Maltby, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to give advice on flood risk, however there are a numerous searches that may be undertaken by the purchaser or by their conveyancers which will give them a better understanding of the risks in Maltby. The conventional set of information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the seller to discover whether the property has historically flooded. If the property has been flooded in past and is not revealed by the seller, then a buyer could bring a legal claim for losses as a result of such an misleading reply. The buyer’s lawyers may also conduct an enviro report. This should higlight if there is any known flood risk. If so, additional investigations should be conducted.

I own a semi-detached Georgian house in Maltby. Conveyancing practitioner acted for me and Santander. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Maltby and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing solicitor who conducted the work.

I am buying my first flat in Maltby with the aid of help to buy. The developers would not reduce the amount so I negotiated 6k of additionals instead. The property agent suggested that I not inform my lawyer about the deal as it will jeopardize my loan with the lender. Is this normal?.

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

What can I do to discover who owns a house in Maltby?

Provided the premises is registered with the Land Registry, and you have sufficient specifics of the location of the premises, you should be able to obtain results from the HM Land Registry of the recorded proprietor for a fee.