My lender has recommended solicitors on their panel based in Marple Bridge but I would rather use a conveyancing lawyer in Marple Bridge or nearer to where I live. Are you able to help?
Far from all Marple Bridge conveyancing practitioners are approved and listed on all banks conveyancing panel. Use the above search tool to choose a Marple Bridge conveyancing solicitor on the on the lender panel.
We have agreed to purchase a house in Marple Bridge. One unusual aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Barclays your lawyer must check the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Barclays. The CML Handbook contains minimum specifications for solar panel roof-space leases, and lawyers are required to report to Barclays where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties nationwide and is not restricted to Marple Bridge.
Completion of my purchase has taken place for my property in Marple Bridge. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I had an offer accepted on a property in Marple Bridge on 30/4/2025, valuation was booked five days after, received a clean bill of health. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Are Yorkshire BS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I require fast conveyancing in Marple Bridge as I have an ultimatum to exchange contracts in less than 3 weeks. A home loan is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are are a mortgage free purchaser you are at free not to have searches carried out although no lawyer would suggest that you don't. Drawing on years of experience of conveyancing in Marple Bridge the following are examples of issues that can be revealed and adversely affect the marketability of the property: Enforcement Actions, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
I own a 4 bedroom Victorian house in Marple Bridge. Conveyancing lawyer acted for me and Nottingham Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should assess 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Marple Bridge and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing lawyer who conducted the purchase.
My brother has recommend that I instruct his lawyers for conveyancing in Marple Bridge. Should I use them?
No doubt it’s preferable to find a conveyancing lawyer is to have guidance from friends or relatives who have actually used the conveyancer that you are contemplating using.
I own a leasehold flat in Marple Bridge. Conveyancing and Barclays mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Marple Bridge who previously acted has long since retired. What should I do?
First make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. It is not necessary to instruct a Marple Bridge conveyancing firm to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Marple Bridge Leasehold Conveyancing - Examples of Queries Prior to Purchasing
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On the whole the outlay for major works tend not to be included within service charges, although a few managing agents in Marple Bridge ask leasehold owners to contribute towards a sinking fund and this is used to offset against larger works. Who takes responsibility for maintaining and repairing the block?