I am not well enough to travel far from Malpas. What is the rationale as to why all Malpas property lawyers are not on all lender panels?

Pre- 2008 most lenders had an approach to risk which is different from today. The FSA in 2010 conducted a thematic review into property fraud which concluded: know the lawyers on your panel. Accordingly, mortgage companies have since requiredmore information from law firms about their operations and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Many law practices have found themselves excluded from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the minimum amount of transactions the lenders set.

We are purchasing a brand new flat in Malpas and my conveyancer is advising me that she is duty bound to the bank to disclose incentives from the builder. I am under pressure to exchange contracts and my preference is not to prolong matters. is my lawyer playing by the book?

You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.

Is it the case that all Malpas solicitors on the Principality conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Principality approved list of solicitors they would need to be overseen by the SRA. Many lenders do list licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.

Completion of my purchase has taken place for my property in Malpas. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I am selling my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being a right pain. The Malpas solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on 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.

About to purchase a new build apartment in Malpas. Conveyancing is necessary evil 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 should expect your new-build leasehold conveyancing in Malpas

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan.

I am using a search engine for the term cheap conveyancing in Malpas it brings up numerous solicitorsin the vicinity. With so much choice what is the best way to find the suitable conveyancer for my move?

The preferential method of seeking a suitable conveyancer is through a trusted referral, so enquire of friends and family who have acquired a property in Malpas or a reputable estate agent or financial adviser. Costs for conveyancing in Malpas vary, so it's advisable to secure a minimum of four estimates from varying types of property lawyers. Make sure that you know that the fees are fixed.