We wanted to use a property lawyer in Maulden for our home move. Our broker informed us that our bank Nottingham Building Society won't deal with them. Surely this is unfair competition?

Lenders normally imposes restrictions either the category or the number of conveyancing firms on their panel. A common example of such restriction(s) being that a firm must not be a sole practitioner. As well as restricting the type of firm, some have limited the amount of firms they use to represent them. You should note that Nottingham Building Society have no responsibility for the quality of advice provided by any member of Nottingham Building Society Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there are mixed opinions concerning the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry reveal that hundreds of law firms, including some in or near Maulden only conduct very few conveyances a year.

I just acquired a property at auction in Maulden. Conveyancing is necessary. What is next?

Having to in every practical sense signed on the dotted line you should hire the services of a conveyancing solicitor quickly as you are faced with a fast approaching a fixed date to complete the property. An auction property should have a bespoke auction pack. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal pack should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You should hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds in order to complete the transaction on the set completion date.

We had appointed conveyancing lawyers with offices in Maulden on the Lloyds solicitor panel. They have just invoiced me a separate charge for dealing with the Lloyds mortgage. Is this a supplemental conveyancing fee specified by Lloyds?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your lawyer may levy a fee for this. The charge is not dictated by Lloyds but by your Maulden conveyancer. Numerous firms on the Lloyds panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.

We have a mortgage agreed in principle with Skipton. Maulden conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Skipton?

There is no definitive answer here. Have Skipton conducted the valuation? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Will our solicitor be making enquiries concerning flooding as part of the conveyancing in Maulden.

Flooding is a growing risk for lawyers dealing with homes in Maulden. Some people will purchase a house in Maulden, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or by their conveyancers which will figure out the risks in Maulden. The conventional set of completed inquiry forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to determine if the premises has historically flooded. If the premises has been flooded in past and is not revealed by the seller, then a buyer could issue a claim for damages as a result of such an misleading response. The purchaser’s lawyers will also conduct an enviro report. This will reveal whether there is a recorded flood risk. If so, additional investigations will need to be initiated.

How does conveyancing in Maulden differ for newly converted properties?

Most buyers of new build premises in Maulden come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is completed. This is because builders in Maulden usually buy 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 accustomed to new build conveyancing in Maulden or who has acted in the same development.

Completion is due on our sale of a £325,000 apartment in Maulden next week. The freeholder has quoted £336 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Maulden?

Maulden conveyancing on leasehold flats normally involves the buyer’s lawyer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to address such questions the majority will be willing to do so. They are entitled to invoice a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the paperwork that you are referring to is over three hundred pounds, in some situations it is above £800. The administration charge required by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration fees, otherwise the invoice is technically not due. Reality however dictates that one has no choice but to pay whatever is requested of you should you wish to sell the property.

Maulden Leasehold Conveyancing - Examples of Questions you should consider before buying

The answer will be important as a) areas can cause problems for the building as the common areas may begin to deteriorate where repairs are not paid for b) if the tenants have an issue with the running of the building you will wish to have all the details Is there a share of the freehold?