When it comes to mortgage companies such as Barclays, do Maulden property lawyers have to pay a yearly amount to be on the conveyancing panel?
We are not aware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being problematic. The Maulden solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have instructed a Maulden conveyancer having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Maulden postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Maulden.
What does a local search inform me concerning the house my wife and I buying in Maulden?
Maulden conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search plays an important part in many a Maulden conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will supply data on, amongst other things, details on planning applications relevant to the property (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 thirteen topic sections.
I used Wolstenholmes several years past for my conveyancing in Maulden. I now require my papers but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Maulden of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Maulden. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Maulden
Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan.
Should I appoint a Maulden conveyancing practitioner based in the area that I am buying? An old friend can conduct the legal work however her office is a couple of hundredkilometers drive away.
The primary upside of using a local Maulden conveyancing firm is that you can pop in to execute documents, deliver your ID and apply pressure on them where appropriate. Having local Maulden know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were happy that must trump using an unfamiliar Maulden conveyancing solicitor just because they are local.