The Marks Gate conveyancing firm handling our Marks Gate conveyancing has spotted a difference when comparing the information in the home valuation report and what is in the title deeds. My solicitor informs me that he must ensure that the lender is OK with this discrepancy and is still content to lend. Is my lawyer’s stance right?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
It is 10 years ago since I acquired my property in Marks Gate. Conveyancing solicitors have just been retained on the sale but I am unable to track down the title deeds. Is this a problem?
You need not be too concerned. First the deeds may be kept by the lender or they could be in the possession of the lawyers who handled the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Marks Gate involves registered property but in the rare situation where your property is unregistered it is more tricky but is not insurmountable.
When it comes to lenders such as Santander, do Marks Gate property lawyers face a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Marks Gate solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Marks Gate surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
At last I have had an offer on a flat in Marks Gate accepted, the sellers do however have an associated purchase. The sellers have offered on on an apartment, but it’s not yet tied up, and are looking at other properties booked. I have chosen a local conveyancing solicitor in Marks Gate. What should be my next step? When should I get the mortgage application with Santander started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then survey, Marks Gate conveyancing search fees, etc). The first course of action is to ensure that your lawyer is on the Santander approved list. Regarding the subsequent stages this very much dictated by the uniqueness of your transaction, motivation for this property and on the state of the market. In a hot market the majority of home buyers would apply for the mortgage with Santander and arrange for the valuation and only if it was satisfactory would they request their lawyer to proceed with searches.
In what way can the Landlord & Tenant Act 1954 affect my business property in Marks Gate and how can you help?
The particular law that you refer to gives a safeguard to business tenants, granting the legal entitlement to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and help with commercial conveyancing in Marks Gate
I am looking for a conveyancing lawyer in Marks Gate for my home move. Is there any facility to review a firm’s complaints history with the profession’s regulator?
Anyone may search for documented Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after Jan 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA may recorded call for training requirements.
I am in need of some leasehold conveyancing in Marks Gate. Before diving in I require certainty as to the unexpired term of the lease.
Assuming the lease is registered - and most are in Marks Gate - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Notwithstanding our best efforts, we have been unsuccessful in seeking a lease extension in Marks Gate. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We can put you in touch with a Marks Gate conveyancing firm who can help.
An example of a Lease Extension case for a Marks Gate property 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 related to 1 flat. The unexpired residue of the current lease was 61.36 years.