My wife and I are purchasing a 3 bedroom flat in Maulden with a mortgage. We like our Maulden conveyancer, however the lender advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Maulden solicitor and pay for one of their panel firms to act for them. We feel that this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Maulden conveyancing lawyer to apply to be on the conveyancing panel.
Do I have to attend the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Maulden so that I can attend their offices when needed.
Most conveyancing panel lawyers for banks conduct their work through the post, e-mail or over phone calls. This means that they can undertake the conveyancing transaction no matter where you live in England or Wales. That being said you can see if you can still book an appointment to visit conveyancing lawyer if needed.
Is it the case that all Maulden CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing panel?
Some major banks and building societies now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
We previously chose conveyancers with offices in Maulden on the Kent Reliance solicitor panel. They are now charging me an additional amount for handling the Kent Reliance mortgage. Is this an additional conveyancing fee set by Kent Reliance?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. The charge is not dictated by Kent Reliance but by your Maulden lawyer. Plenty of firms on the Kent Reliance panel will levy ’dealing with mortgage’ fee but many firms include it on their overall fee.
We have a mortgage agreed in principle with Aldermore. Maulden conveyancing practitioners have been appointed. What is the average time that one could expect to receive a mortgage offer from Aldermore?
There is no definitive answer here. Have Aldermore conducted the valuation? Have you advised Aldermore as to your lawyers' details and checked that your lawyers are on the Aldermore conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
What will a local search tell me concerning the property we're buying in Maulden?
Maulden conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search is essential in every Maulden conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should reveal 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 13 topic areas.
Are there restrictive covenants that are commonly identified as part of conveyancing in Maulden?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Maulden. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’