My fiance and I wish to acquire a 2 bedroom flat in Marazion with a residential mortgage from National Westminster Bank.We like our Marazion conveyancing lawyer but National Westminster Bank informed us she’s not listed on their "panel". we are left little option but to use a National Westminster Bank panel firm or keep our high street solicitor and pay for one of their panel ones to represent them. We feel as though this is unjust; Can we not simply insist that National Westminster Bank use our lawyer?

Unfortunately,no. The home loan offered to you contains various provisions, one of which will be that lawyers needs to be on the National Westminster Bank approved list. in the past, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for National Westminster Bank

How does conveyancing in Marazion differ for new build properties?

Most buyers of new build residence in Marazion contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Marazion typically 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 accustomed to new build conveyancing in Marazion or who has acted in the same development.

I need to appoint a conveyancing solicitor for remortgage conveyancing in Marazion. I have chance upon a web site which looks to be the ideal offering If there is a chance to get all formalities done via phone that would be ideal. Do I need to be concerned? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

All being well we will complete the sale of our £150,000 garden flat in Marazion next Tuesday. The management company has quoted £396 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Marazion?

Marazion conveyancing on leasehold apartments normally necessitates the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to address such questions the majority will be willing to do so. They may charge a reasonable administration fee for answering enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some transactions it exceeds £800. The administration charge levied by the landlord must be accompanied by a summary of rights and obligations in relation to administration fees, without which the charge is not strictly payable. In reality one has little option but to pay whatever is demanded if you want to exchange contracts with the buyer.

Marazion Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to buying

How many years are left on the lease? This information is important as a) areas may cause problems for the building as the communal areas may begin to deteriorate if services are not paid for b) if the leasehold owners have an issue with the managing agents you will need to have complete disclosure What is the name of the managing agents?

What is the reason for my conveyancer requiring various items of ID ahead of starting selling or purchasing a property in Marazion?

Marazion property lawyers are duty bound by the Law Society, SRA, the Land Registry and current AML Regulations to certify that the have verified the identity of their clients. It is also sometimes a requirement of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, national insurance number and date of birth.