Souldappointing a Marks Gate conveyancing practitioner make my purchase more efficient?

Established third party connections are another important factor to consider when appointing conveyancing solicitors. Marks Gate law firms benefit from connections with financial advisers and selling, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Possessing years of knowledge of the local area also helps too.

My solicitor has discovered a a legal deficiency with the lease for the apartment we are buying in Marks Gate. The seller’s lawyers have suggested title insurance as a solution. We are content with insurance and will pay for it. Our conveyancer has advised that he must be satisfied that the mortgage company is happy with this solution. Who is the client here, us or the mortgage company ?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.

We are downsizing from our house in Marks Gate and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the purchasers are using a factory type conveyancing outfit rather than a conveyancing solicitor in Marks Gate. Having lived in Marks Gate for three years we know of no issue. Do we get in touch with our local Authority to seek confirmation need.

It would appear that you have a conveyancing lawyer already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)

My husband and I are new on the property ladder - agreed a price, but the agent advised that the seller will only issue a contract if we appoint their preferred lawyers as they want an ‘expedited deal’. Our preferred option is to instruct a family conveyancer with experience of conveyancing in Marks Gate

We suspect that the seller is unaware of this demand. If they require ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to use your preferred Marks Gate conveyancing lawyers - not the ones that will provide the negotiator at the agency a introducer fee or hit his conveyancing targets pre-set by head office.

What are your top tips when it comes to appointing a Marks Gate conveyancing practice to carry out our lease extension conveyancing?

When appointing a conveyancer for lease extension works (regardless if they are a Marks Gate conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with several firms including non Marks Gate conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:

If they are not ALEP accredited then what is the reason?

Having spent months of correspondence we are unable to 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 absentee landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to determine the sum to be paid.

An example of a Lease Extension decision for a Marks Gate premises 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 as at the valuation date was 61.36 years.