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Find a Maulden Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Maulden? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Maulden transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Maulden conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Maulden

I am progressing with the sale of my ground floor flat in Maulden and the EA has just called to say that the purchasers are changing their property lawyer. The reason given is that the lender will only deal with solicitors on their conveyancing panel. On what basis would a big named lender only engage with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Maulden ?

Lenders have always had an approved set of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.

Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.

My nephew is purchasing a new build apartment in Maulden with a mortgage from UBS. His solicitor has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the UBS conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

It is a dozen years since I acquired my home in Maulden. Conveyancing lawyers have recently been instructed on the sale but I can't find the title deeds. Will this cause complications?

Don’t worry too much. Firstly the deeds may be with the lender or they may be in the possession of the solicitor who handled your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. The vast majority of conveyancing in Maulden involves registered property but in the unlikely event that your property is not registered it is more problematic but is resolvable.

Is it best to go with a Maulden conveyancing lawyer based in the area that I am buying? I have an old university friend who can carry out the conveyancing however her office is 200kilometers drive away.

The benefit of a local Maulden conveyancing firm is that you can attend the office to sign paperwork, deliver your ID and pester them if necessary. Having local Maulden know how is a plus. However it's more important to get someone that will do a good and efficient job. If other friends have instructed your friend and in the main were happy that must surpass using an unknown Maulden conveyancing solicitor solely due to them being Maulden based.

I work for a reputable estate agent office in Maulden where we see a few leasehold sales derailed as a result of short leases. I have received conflicting advice from local Maulden conveyancing solicitors. Can you shed some light as to whether the owner of a flat can instigate the lease extension process for the buyer?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.

An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I acquired a basement flat in Maulden, conveyancing having been completed in 1999. How much will my lease extension cost? Comparable properties in Maulden with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease terminates on 21st October 2084

With 60 years left to run the likely cost is going to range between £20,000 and £23,000 plus professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.

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