My bid for a property was accepted at auction in Old Malden. Conveyancing is needed. What is next?

Given that you have now exchanged you should appoint a conveyancing solicitor soon as you are faced with a pending a drop dead date to complete the property. Every auction property should have an associated legal set of papers. This should include most,if not all of the documents that your solicitor will need. In the case of leasehold premises the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You must hand this to the lawyer instructed by you at the earliest opportunity. Do make sure that your finances are organised to complete the transaction on the set completion date.

It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Old Malden bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Old Malden conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend based on their specific requirements. I simply don't know who is right.

The conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I have instructed a Old Malden solicitor having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 conveyancing practitioner 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 Old Malden postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Old Malden.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Old Malden is the location of the property. Is there any advice you can impart?

Flying freeholds in Old Malden are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Old Malden you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Old Malden may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Should I choose a Old Malden conveyancing practitioner who is local to the property I am buying? We have a good friend who can perform the legal work but they are based 200miles away.

The primary upside of using a high street Old Malden conveyancing firm is that you can visit the firm to execute documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. 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 surpass using an unknown Old Malden conveyancing lawyer just because they are Old Malden based.

I have just appointed agents to market my 2 bed flat in Old Malden. Conveyancing solicitors are to be appointed soon, but I have recently received a half-yearly maintenance charge demand – what should I do?

It best that you clear the maintenance contribution as normal as all rents and maintenance payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

Following months of dialogue we cannot 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?

Most definitely. We are happy to put you in touch with a Old Malden conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Old Malden premises 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 was in relation to 1 flat.

If instructed can a conveyancer remove a person from the title of my home in Old Malden ?

Extracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancer to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a property lawyer