My wife and I are purchasing a brand new flat in Marshalls Park and my conveyancer is telling me that she is duty bound to the bank to disclose incentives from the developer. The Estate Agents are hassling me to exchange contracts and I have no desire to delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
It is is a decade since I acquired my house in Marshalls Park. Conveyancing lawyers have now been retained on the sale but I can't find my title deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a possibility that the deeds will be kept by your lender or they may stored with the conveyancers who acted in the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring current official copies of the land registers. Nearly all conveyancing in Marshalls Park relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
My wife and I purchasing a detached bungalow in Marshalls Park. The intention is to carry out a loft conversion at the house.Will legal conveyancing on the property involve investigations to determine if these alterations were previously refused?
Your solicitor will review the registered title as conveyancing in Marshalls Park can sometimes identify restrictions in the title documents which prevent certain alterations or need the consent of a 3rd party. Many works require local authority planning consent and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Are all Marshalls Park Conveyancing Quality Solicitors on the Skipton conveyancing list of approved practices?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
How can we tell if a Marshalls Park conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Marshalls Park getting 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 suggest that you speak with the lawyer conducting your conveyancing.
Due to the advice of my in-laws I had a survey completed on a house in Marshalls Park prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some banks may not give a mortgage on this type of home.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Marshalls Park. Conveyancing will be smoother if you use a solicitor in Marshalls Park especially if they are familiar with such properties in Marshalls Park.
In what way does the Landlord & Tenant Act 1954 impact my business offices in Marshalls Park and how can you help?
The 1954 Act gives a safeguard to commercial leaseholders, granting the right to apply to court for a new lease and continue in occupation when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and help with commercial conveyancing in Marshalls Park