When it comes to lenders such as UBS, do Old Malden solicitors have to pay a fee to be on the list of approved solicitors?

We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

After weeks of negotiation I have agreed a price on an apartment in Old Malden. My financial adviser recommended their conveyancers. I paid an on account payment of £200. A few days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Co-operative 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 Co-operative 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.

At last I have had an offer on an apartment in Old Malden agreed to, but there is a chain. The owners have offered on on an apartment, however it’s not been accepted yet, and have viewings of other properties booked. I have selected a high street conveyancing solicitor in Old Malden. What should be my next step? When do I get the mortgage application with Virgin Money started?

It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then valuation, Old Malden conveyancing search costs, etc). The first course of action is to check that your property lawyer is on the Virgin Money conveyancing panel. Regarding the next stages this very much depends on the circumstances of your case, attraction to this property and on the state of the market. In a buoyant market some buyers would apply for a home loan with Virgin Money and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to move forward with the conveyancing in Old Malden.

Will commercial conveyancing searches reveal impending roadworks that could impact a commercial land in Old Malden?

Its becoming the norm that commercial conveyancing solicitors in Old Malden will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Old Malden. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Old Malden.

For every commercial conveyancing transaction in Old Malden it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Old Malden commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Old Malden.

It has been 3 months since my purchase conveyancing in Old Malden completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I'm purchasing a new build house in Old Malden with the aid of help to buy. The builders would not move on the price so I negotiated five thousand pounds worth of additionals instead. The estate agent suggested that I not disclose to my solicitor about the extras as it would affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Having spent months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Old Malden. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the price payable.

An example of a Lease Extension decision for a Old Malden flat 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.

In relation to leasehold conveyancing in Old Malden what are the most frequent lease defects?

Leasehold conveyancing in Old Malden is not unique. Most leases are unique and drafting errors can sometimes mean that certain provisions are erroneous. For example, if your lease is missing any of the following, it could be defective:

Maintenance charge proportions which don’t add up to the correct percentage A provision to repair to or maintain parts of the building

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Skipton Building Society, and Aldermore all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, forcing the purchaser to pull out.