Is the fact that my conveyancer in Maulden is not identified on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Maulden conveyancing firm and enquire why they are no longer on the approved list for your lender.
I purchased a freehold premises in Maulden but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in Maulden and has limited impact for conveyancing in Maulden but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.
My lawyer has informed me that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Maulden?
The right level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Chelsea Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
When it comes to lenders such as Clydesdale, do Maulden solicitors have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Maulden solicitor on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
How does the Landlord & Tenant Act 1954 impact my business premises in Maulden and how can your lawyers assist?
The particular law that you refer to gives protection to commercial lessees, giving them the right to apply to court for a renewal tenancy and remain in occupation at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and handle your commercial conveyancing in Maulden
My conveyancing in Maulden is completing on Friday, however the owners I am purchasing off wishes to vacate on the Saturday afternoon. Can I agree to such a plan?
You can't complete on a Saturday due to the bank systems are not operating.