My solicitor has identified a a legal deficiency with the lease for the apartment we are purchasing in Marshfield. The other side have put forward title insurance as a workaround. We are content with insurance and will cover the costs. Our lawyer says that he must ensure that the lender is content with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
How can we know in advance if a Marshfield conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Marshfield getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your conveyancing.
Intending to buy a maisonette in Marshfield. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Marshfield lawyer is on the Virgin Money conveyancing panel.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Marshfield solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Marshfield postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Marshfield.
We are planning on selling our house in Marshfield and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. Any high street Marshfield lawyer would know that there is no such problem. It does beg the question why the buyers used an internet conveyancing outfit as opposed to a conveyancing solicitor in Marshfield. We have lived in Marshfield for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
How does conveyancing in Marshfield differ for new build properties?
Most buyers of new build property in Marshfield contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Marshfield usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Marshfield or who has acted in the same development.
Are there any apps to help identify a Marshfield solicitor on the HSBC Bank conveyancing panel? I drive a motor bike and am prepared to travel upto 20kilometers to meet the lawyer.
Feel free to make use of the facility on this page. Please pick a lender and your location and you will see a number of Marshfield conveyancing lawyers located nearest you. We have listed some Marshfield conveyancing firms at the bottom of this page and you can contact them to check whether they are on the HSBC Bank member panel
Estate agents have just been given the go-ahead to market my garden apartment in Marshfield.Conveyancing lawyers have not yet been instructed but I have just had a yearly maintenance charge demand – Do I pay up?
It best that you pay the maintenance contribution as usual as all ground rent and maintenance payments should be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially