We're in Maulden, FTBs purchasing with a mortgage (lender is Skipton , and our lawyer is on the Skipton conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Skipton conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I have paid off my mortgage with UBS. I assume I don't need a Maulden property lawyer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where UBS has sent the Land Registry the discharge electronically, and
3. UBS has instructed the Land Registry to do so

I am currently in the process of buying my council flat in Maulden. I have a mortgage offer with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

I recently had an offer accepted on an apartment in Maulden. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £225. Not long after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

In what way does the Landlord & Tenant Act 1954 affect my commercial property in Maulden and how can you help?

The particular law that you refer to gives security of tenure to commercial leaseholders, giving them the right to make a request to court for a new tenancy and remain in occupation at the end of the lease term. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Maulden is one of our many locations in which our lawyers are based

Should I appoint a Maulden conveyancing solicitor based in the location that I am buying? I have an old university friend who can execute the legal formalities however they are based 300miles drive away.

The primary upside of using a high street Maulden conveyancing firm is that you can attend the office to sign paperwork, deliver your identification documents and apply pressure on them if necessary. Having local Maulden know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were impressed that must surpass using an unknown Maulden conveyancing solicitor solely due to them being based in the area.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have just discovered that it's a leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Maulden. Conveyancing solicitors have are soon to be appointed. Will they explain the issues?

Most houses in Maulden are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Maulden in which case you should be shopping around for a Maulden conveyancing solicitor and check that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’spermission to conduct changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer should appraise you on the various issues.

Leasehold Conveyancing in Maulden - A selection of Questions you should ask before Purchasing

The answer will be helpful as a) areas can result in problems for the block as the common areas may begin to deteriorate where maintenance remain unpaid b) if the leasehold owners have a dispute with the running of the building you will wish to have full disclosure The prefered form of lease structure is a share of the freehold. In this situation the lessees benefit from being in charge if their destiny and notwithstanding that a managing agent is usually retained if the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. It would be sensible to find out as much as you can concerning the managing agents as they will either make living at the property much easier or uncomfortable. As the owner of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to day to day issues like the upkeep of the common parts. Enquire of other tenants if they are happy with them. In conclusion, investigate as to the dates that the maintenance fees are due to the managing agents and specifically how they are spending the funds.