My Marks Gate lawyer has discovered an inconsistency when comparing the assumptions in the valuation report and what is revealed within the conveyancing documents. My solicitor informs me that he needs to ensure that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance correct?

Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

What is the first thing I need to know about purchase conveyancing in Marks Gate?

Not many law firms or advisers will tell you this but conveyancing in Marks Gate or throughout London is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of room for confrontation between you and others involved in the house moving process. E.g., the seller, selling agent and sometimes your mortgage company. Selecting a lawyer for your conveyancing in Marks Gate is a critical decision as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to protect your best interests and to protect you.

There is a distinct creep of a "blame" culture- someone must be blamed for the process taking so long. We recommend that you should always trust your conveyancer ahead of the other parties in the home moving process.

The Marks Gate conveyancing firm that I appointed last week on my house acquisition in Marks Gate have without warning shut down. I chose them because I had to have a solicitor on the Aldermore conveyancing panel and my previous Marks Gate lawyer was not. I sent them a cheque for £250 in advance. What are my options?

If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.

I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Marks Gate is the location of the property. What do you suggest?

Flying freeholds in Marks Gate are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Marks Gate you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Marks Gate 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 residence.

Are you able recommend a good conveyancer to do the buying of an apartment in Marks Gate. We are hoping to secure the flat for £235000 with a mortgage from Principality. We reside in Marks Gate but dont care where they are.

LenderPanel.com is restricted to being a directory service for conveyancing practitioners who want to be listed as being on the approved conveyancing panel for Principality in certain areas such as Marks Gate . Our intention is not to recommend any specific lawyer.