I am acquiring a ground floor flat in Maryland. My lawyer is not on the lender solicitor panel. Is it possible for me to retain my Maryland conveyancing solicitor even though they are excluded from the mortgage company panel?
You have numerous alternatives available to you here
- Complete the deal with your chosen Maryland property lawyer but your bank will no doubt instruct a conveyancer on their conveyancing panel. This will result in additional fees together with potential frustration.
- Get a new solicitor to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Convince your lawyer to apply to join the bank panel
What is the difference between a licensed conveyancer and conveyancing solicitor in Maryland
There are many recorded licenced Conveyancers in Maryland and Solicitor practices in Maryland who provide Conveyancing services We would stress that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Last month we had a mortgage agreed in principle with Co-operative. Maryland conveyancing practitioners have been chosen. How long does it take for Co-operative to send the offer to the conveyancer?
There is no definitive answer here. Have Co-operative completed the survey? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am expecting a DIP from HSBC this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do HSBC recommend any Maryland solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Maryland solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.
The deeds to our house can not be found. The solicitors who did the conveyancing in Maryland 4 years ago have long since closed. What are my options?
As long as you have a registered title the details of your ownership will be documented by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, locate your property and order current copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will also normally hold a certified duplicate of the Registered Lease and again, a copy can be ordered for a small fee.
What does commercial conveyancing in Maryland cover?
Commercial conveyancing in Maryland covers a wide array of services, offered by regulated solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
We are 18 days into a freehold purchase having been recommend to a firm by the selling agent to do our conveyancing in Maryland. We are not happy. Could you help me find new conveyancers?
They would need to be really bad to suggest diss instructing them. Has the loan offer been issued? In the event that it has you must inform them of the new contact details and ensure the mortgage documents are re-sent. Your new conveyancer should be on the mortgage company approved list to avoid escalating costs and frustration. So that should be your first question of the new lawyers. The find a solicitor tool will assist you in finding a bank approved lawyer for your home move in Maryland
I am a negotiator for a busy estate agency in Maryland where we have witnessed a few flat sales derailed as a result of short leases. I have been given contradictory information from local Maryland conveyancing solicitors. Can you confirm whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Having spent months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Maryland. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a Maryland conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Maryland flat 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 related to 1 flat.