I require conveyancing for a flat in a relatively new development (6 years built) in Maryland. 95% of the properties are already occupied. Do I need carry out the neighbourhood searches as part of conveyancing in Maryland?
You would be taking a significant risk in refusing to carrying out Maryland conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would strongly advise in the strongest possible terms that your solicitor conducts them. Where accelerating the process and driving down costs are top of your concerns you should discuss with your solicitor about the option of search insurance
I am helping my aunt sell her house in Maryland. Will the conveyancer commission an energy performance certificate or it is for the owner to see to?
After the abolition of Home Packs, energy performance certificates was left as a required component of selling a house. An energy performance certificate should be commissioned before the property is marketed. This is not as aspect of the sale process that lawyers normally organise. Where you are instructing a Maryland conveyancing practitioner they might be able to arrange EPC’s due to their relationships with reputable Maryland accredited person
I have paid off my mortgage with Bank of Ireland. I assume I don't need a Maryland lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Maryland building society branch on a couple of occasions and was advised it wasn't a problem and they will lend. My Maryland conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. Who do I believe?
As long as the lawyer is on the bank approved list, she or he must follow the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I need some expedited conveyancing in Maryland as I am faced with a deadline to exchange contracts within one month. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save money and time?
If.Given you are not getting a mortgage you are at free not to do searches although no law firm would recommend that you don't. Drawing on years of experience of conveyancing in Maryland the following are examples of issues that can be revealed and adversely affect future mortgageability: Enforcement Notices, Outstanding Fees, Overdue Grants, Railway Schemes,...
I'm purchasing my first flat in Maryland with a mortgage from Birmingham Midshires. The sellers would not budge the price so I negotiated five thousand pounds worth of extras instead. The estate agent suggested that I not disclose to my lawyer about the extras as it could impact my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
After what seems like an age a loan offer from a lender for the remortgage of my 3 bedroom garden flat is coming any day now. Are you able to recommend a cheap remortgage conveyancing solicitor in Maryland ?
This site is not designed to help in pursuit of the lowest fares for conveyancing solicitors in Maryland. Our goal is to offer cost effective conveyancing but we do not aim to work with the cheapest lawyers. Avoid the trap of appointing brokers offering £99 conveyancing in Maryland.At best, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up being stung for extras and still not get the service you were hoping for.