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Find a Maryport Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Maryport? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Maryport home move at risk of delay or failure.

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Recently asked questions about conveyancing in Maryport

Our grandson is buying a newly built flat in Maryport with a home loan from Barclays. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?

The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Barclays conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Barclays conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

The Maryport conveyancing solicitors that I appointed last week on my house acquisition in Maryport have without warning shut down. I only went with them because I needed a lawyer on the Kent Reliance conveyancing panel and my family Maryport lawyer was not. I issued them a cheque for two hundred pounds in advance. What do I do now?

Assuming that you have an Estate Agent in the equation then let them know immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Kent Reliance 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 lawyers should be in a position to help.

Does a directory service exist listing RBS panel conveyancers in Maryport on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few mortgage companies make their panel listings available over the internet. If you are seeking to appoint a Maryport property lawyer on the RBS please use our facility.

I have paid off my mortgage with Santander. I assume I don't need a Maryport conveyancer on the Santander panel to remove 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
The Land Registry will send you a letter confirming that your Santander mortgage has been paid off.

I have finally had an offer on an apartment in Maryport agreed to, the vendors do however have a tied purchase. The vendors have put an offer on a property, but it’s not yet tied up, and are looking at other properties booked. I have chosen a nearby conveyancing solicitor in Maryport. What do I do now? At what stage do I apply for the mortgage with Nationwide?

It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Maryport conveyancing search costs, etc). The first thing to do is check that your conveyancing practitioner is on the Nationwide approved list. Regarding the subsequent phase this very much depends on the specifics of your case, attraction to the property and on the state of the market. During a hot market the majority of home buyers would apply for a home loan with Nationwide and arrange for the valuation and only if it was satisfactory would they ask their lawyer to proceed with searches.

My wife and I own a renovated Victorian property in Maryport. Conveyancing practitioner represented me and Accord Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching address. Is it worth asking Accord Mortgages Ltd to clarify?

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Maryport and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing solicitor who conducted the work.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Maryport. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Maryport

    Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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. Please confirm the Lease plans are architect prepared.

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