I am acquiring a leasehold flat in Malvern. My lawyer is not on the mortgage company approved list. Can I still continue with my Malvern conveyancing solicitor notwithstanding that they are excluded from the lender panel of approved conveyancing solicitors?

One will need to use a solicitor to complete the formalities when you need a loan to purchase your property. The conveyancing practitioner will conduct all the appropriate investigations on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage paperwork is in place. You may select a Malvern lawyer of your choosing. However, if the property lawyer selected is not on the mortgage company approved list additional fees will be incurred as separate legal representation will be required by them. Bank panel applications may be submitted, so where your lawyer has not historically sought membership they should take the chance to apply.

Do the conveyancing solicitors identified via your search tool carry out attended exchange conveyancing in Malvern?

There are a few conveyancing specialists carrying out personalised exchanges. You should contact us to obtain a conveyancing quote and details as to dates.

I'm buying a new build house in Malvern benefiting from help to buy. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent told me not reveal to my conveyancer about this deal as it would put at risk my loan with the lender. Should I keep quiet?.

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.

In what way does the Landlord & Tenant Act 1954 impact my business premises in Malvern and how can you help?

The 1954 Act gives a safeguard to commercial lessees, giving them the dueness to make a request to court for a new lease and continue in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Malvern is one of the many locations in which our lawyers have offices

I am intending to sublet my leasehold flat in Malvern. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?

Notwithstanding that your previous Malvern conveyancing solicitor is no longer available you can review your lease to see if it allows you to sublet the property. The rule is that if the deeds are non-specific, subletting is permitted. There may be a precondition that you need to obtain permission from your landlord or other appropriate person in advance of subletting. The net result is you not allowed to sublet in the absence of prior consent. Such consent is not allowed to be unreasonably refused ore delayed. If the lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.

Leasehold Conveyancing in Malvern - Sample of Questions you should consider before Purchasing

Many Malvern leasehold apartments will have a service bill for maintenance of the block set by the management company. If you acquire the property you will have to meet this contribution, usually quarterly throughout the year. This may vary from a few hundred pounds to thousands of pounds for blocks with lifts and large communal areas. There will also be a ground rent for you to pay yearly, this is usually not a large sum, say around £25-£75 but you need to enquire as on occasion it can be surprisingly expensive. Is the freehold owned collectively by the tenants? Please note that where the lease has fewer than 80 years it will impact the salability of the flat. Check with your mortgage company that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease at some point and it is worth finding out what this will be. For most Malvernlease extensions you will need to own the property for 24 months in order to be entitled to carry out a lease extension.