It is is a decade since I purchased my property in Maryland. Conveyancing solicitors have recently been appointed on the sale but I can't track down the title documents. Is this a major issue?
You need not be too concerned. Firstly the deeds may be kept by your lender or they could be in the possession of the conveyancers who handled your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Nearly all conveyancing in Maryland involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
Our bank has recommended solicitors on their panel based in Maryland but I would rather use a conveyancing lawyer in Maryland or nearer to where I live. Can you assist?
It is by no means the case that all Maryland conveyancing practices are approved and listed on all lender’s conveyancing panel. Please make use of the above search tool to find a Maryland conveyancing solicitor on the on the bank panel.
Can you point me to a directory of Coventry BS panel solicitors in Maryland on the Council of Mortgage Lender’s Website?
No. There is no such facility on the CML or Building Society Association websites. Very few mortgage companies make their panel listings available on the web. If you are in need of a Maryland solicitor on the Coventry BS please make the most of our tool.
I'm in the throws of looking at apartments in Maryland and I am now considering a potential offer. Is it best to have a conveyancer on ‘stand by’? I am planning to take a home loan with Clydesdale.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are obtaining a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Maryland solicitor on the Principality panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I have been on the look out for a ground for flat up to £235,500 and identified one close by in Maryland I like with a park and railway links nearby, the downside is that it only has 51 remaining years left on the lease. There is not much else in Maryland suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan that many years may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
How do I use the search tool to choose a conveyancing lawyer in Maryland on the approved list for my mortgage?
Step one is to select a bank such as National Westminster Bank, The Royal Bank of Scotland or TSB then specify your location a common one being Maryland. Conveyancing firms in Maryland and beyond should be shown.