I had intended to instruct a conveyancing solicitor in Malden Rushett for our home move. Our financial adviser informed us that our bank Nationwide Building Society won't deal with them. Why is this not regarded as unduly restrictive?

A decade ago most lenders had an appetite for risk which was higher than today. Almost all Malden Rushett conveyancing firms would have been on many lender panels. The FSA in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms regarding their operations and the individuals who work for them and set certain criteria such a completing on a minimum amount of conveyancing. Many Malden Rushett conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Malden Rushett is amongst the thousands of areas where the lawyers we list are are authorised to act for Nationwide Building Society.

I have justbecome aware that Wolstenholmes have closed. They conducted my conveyancing in Malden Rushett for a purchase of a leasehold flat 12 months ago. How can I be sure that the property is not still registered in the name of the previous owner?

The quickest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Malden Rushett conveyancing specialists.

How does conveyancing in Malden Rushett differ for new build properties?

Most buyers of new build residence in Malden Rushett contact us having been asked by the developer to exchange contracts and commit to the purchase even before the house is built. This is because builders in Malden Rushett usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Malden Rushett or who has acted in the same development.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Malden Rushett is where the house is located. Can you shed any light on this issue?

Flying freeholds in Malden Rushett are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Malden Rushett you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Malden Rushett may determine 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.

I wish to sublet my leasehold flat in Malden Rushett. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?

Even though your last Malden Rushett conveyancing lawyer is no longer around you can check your lease to check if it allows you to sublet the premises. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you are obliged to seek consent via your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet without first obtaining consent. Such consent must not not be unreasonably refused ore delayed. If your lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.

Following months of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Malden Rushett. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

if there is a missing landlord or if there is dispute 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 LVT to judgment on the price payable.

An example of a Lease Extension case for a Malden Rushett 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.