My lawyer in New Malden is not listed on the Yorkshire Building Society Approved Panel. Can I still retain my family solicitor even though they are not on the Yorkshire Building Society approved list?
Your options are as follows:
- Carry on with your existing New Malden solicitors but Yorkshire Building Society will need to use a solicitor on their panel. This will result in additional overall conveyancing charges and result in frustration.
- Find an alternative practitioner to act in the purchase, obviously checking they are Persuade your conveyancer to use their best endeavours to join the Yorkshire Building Society conveyancing panel
Completion of my remortgage has taken place for my property in New Malden. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am selling my house. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being pedantic. The New Malden solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
Intending to buy a flat in New Malden. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the New Malden property lawyer is on the Virgin Money conveyancing panel.
Is it best to go with a New Malden conveyancing lawyer who is local to the property I am buying? I have an old university friend who can conduct the legal formalities however her office is over three hundred kilometers away.
The primary upside of using a local New Malden conveyancing practice is that you can visit the firm to sign paperwork, deliver your ID and pester them where appropriate. Having local New Malden know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and the majority were happy that should trump using an unknown New Malden conveyancing lawyer 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 great figure which is making it all the more appealing. I have since found out that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in New Malden. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
The majority of houses in New Malden are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in New Malden so you should seriously consider shopping around for a New Malden conveyancing practitioner and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’spermission to carry out alterations. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the property is located on an estate. Your solicitor should report to you on the legal implications.
I have had difficulty in trying to purchase the freehold in New Malden. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a New Malden conveyancing firm who can help.
An example of a Lease Extension case for a New Malden property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.
Our financial adviser has suggested using their solicitor for the conveyancing in New Malden - Surely it’s better to just use them?
It is not always the case and you are entitled to instruct whichever conveyancer of your choosing for your New Malden home move. A property lawyer put forward by a 3rd party adviser may not always be the right conveyancer, they may suggest their own conveyancing firm who are based remotely. In this instance you may not have contact with your lawyer and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.