Are the Marks Gate conveyancing solicitors identified as being on the Nationwide conveyancing panel, together with their details provided by Nationwide?

Marks Gate conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.

This question may be naive but I am new to the home moving as FTB of a garden flat in Marks Gate. Do I collect the keys to the property on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in Marks Gate?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and once they have received this, you will be called to collect the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.

Can I be sure that the Marks Gate conveyancing solicitor on the UBS panel is any good?

When it comes to conveyancing in Marks Gate obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor conducting your transaction.

After much negotiation I have agreed a price on an apartment in Marks Gate. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £200. Shortly after, the conveyancer called me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

four months have elapsed since my purchase conveyancing in Marks Gate took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

There are only Seventy years left on my flat in Marks Gate. I need to extend my lease but my landlord is missing. What are my options?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. You will be obliged to prove that you or your lawyers have used your best endeavours to locate the freeholder. For most situations an enquiry agent should be helpful to conduct investigations and prepare a report which can be used as proof that the landlord can not be located. It is wise to seek advice from a conveyancer both on proving the landlord’s absence and the application to the County Court covering Marks Gate.

After years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Marks Gate. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

in cases where there is a missing landlord or where there is disagreement 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 Leasehold Valuation Tribunal to calculate the price.

An example of a Lease Extension matter before the tribunal for a Marks Gate residence is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The unexpired term was 61.36 years.

Can you set a few of specific benefits to choosing a local conveyancer in Marks Gate

Many purchasers and sellers in Marks Gate select a nearby high street property lawyer so that they can visit in the event that they have concerns, and to deliver mortgage deeds rather than depending on the Royal Mail.

One could argue that there is a marginal edge in using a conveyancing practitioner nearby to a house you are buying, due to the knowledge of the area and possible local concerns - nevertheless this is moot. The majority of conveyancers are now through email and could be anywhere in the world.