The Marks Gate conveyancing solicitors that I recently instructed on my purchase in Marks Gate have without warning shut down. I chose them because I needed a lawyer on the Principality conveyancing panel and my previous Marks Gate lawyer was not. I cut them a cheque for two hundred pounds in advance. What do I do now?

If you have an estate agent involved then inform them straight away so that they advise the vendors 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 Principality 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 help.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Marks Gate?

There are two types of lawyers who can carry out conveyancing in Marks Gate namely CLC regulated conveyancers or solicitors. The two can administer the legal services that you need to complete the disposal or purchase of property. They are both duty bound to perform Marks Gate conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that the requirements and procedures will be suitably followed.

My conveyancer has informed me that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Marks Gate?

The appropriate level of chancel indemnity insurance depends on your lender. It would differ for example between Santander and The Royal Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such insurances.

I have today made my last payment due on my mortgage with Santander. I assume I don't need a Marks Gate conveyancing practitioner on the Santander panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

I am buying a new build apartment in Marks Gate. Conveyancing is daunting 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 legal work.

Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Marks Gate

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I opted to have a survey done on a property in Marks Gate before appointing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies will not give a loan on this type of home.

It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Marks Gate. Conveyancing may be slightly more expensive based on your lender's requirements.

In what way can the Landlord & Tenant Act 1954 affect my commercial premises in Marks Gate and how can your lawyers assist?

The particular law that you refer to gives protection to commercial tenants, granting the dueness to apply to court for a renewal tenancy and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Marks Gate