My uncle pointed out to me me that in purchasing a property in Maryland there may be various restrictions as to what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Maryland which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Maryland should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are getting a further advance on our mortgage from Virgin Money as we wish to carry out renovations to our home in Maryland. Do we need to choose a bricks and mortar Maryland solicitor on the Virgin Money conveyancing panel to deal with the legals?
Virgin Money would not normally appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.
I have paid off my mortgage with Lloyds. I assume I don't need a Maryland solicitor on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
My wife and I have a semi-detached Edwardian property in Maryland. Conveyancing lawyer acted for me and Nationwide Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching address. I'd like to know for sure, how can I find out??
You should 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Maryland 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 buyers. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.
I'm buying my first flat in Maryland benefiting from help to buy. The developers would not reduce the price so I negotiated £7000 of extras instead. The sale representative suggested that I not inform my conveyancer about the deal as it may impact my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I was advised by numerous selling agents in Maryland to find a property lawyer on your site. Is there a financial inducement for Estate Agents to recommend your services ahead of a competitor’s?
We refuse to give any commission for sending work our way. We found it would be just too difficult to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have since discovered that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Maryland. Conveyancing lawyers have are about to be instructed. Will they explain the issues?
Most houses in Maryland are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Maryland in which case you should be looking for a Maryland conveyancing practitioner and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer should appraise you on the various issues.
Despite our best endeavours, we have been unsuccessful in trying to reach an agreement for a lease extension in Maryland. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Maryland conveyancing firm who can help.
An example of a Lease Extension decision for a Maryland property is 151A Ham Park Road in May 2010. The matter came before the Tribunal by way of a vesting order made on 12 June 2009 Deputy District Judge Coonan in Bow County Court. The tribunal decided that the sum payable for the m to be paid for the lease extension was £21,445 This case affected 1 flat.
We are considering choosing an online conveyancing practitioner rather than a Maryland conveyancing firm. Any advice?
Numerous benefits exist in being able to pop in to a local Maryland conveyancing solicitor such as
- signing papers and and when necessary
- having one on one explanations of matters that need explaining
- the ability to complain if things need to addressed
When comparing estimates, look out for hidden extras. The majority decent Maryland high street solicitors give an all-inclusive price. Many online agents appear to offer discounted fees, yet have burried 'extras' in the small print.