It is a dozen years since I acquired my home in Marks Gate. Conveyancing lawyers have recently been retained on the sale but I can't find my deeds. Will this cause complications?
You need not be too concerned. Firstly the deeds may be retained by your mortgage company or they may be in the possession of the lawyers who acted in the purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Nearly all conveyancing in Marks Gate involves registered property but in the rare situation where your property is not registered it adds to the complexity but is resolvable.
When it comes to lenders such as Coventry BS, do Marks Gate lawyers incur an annual charge to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
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 Marks Gate solicitor - who is on the Coventry BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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.
My sealed bid on a property in Marks Gate has been agreed to, but there is a chain. The sellers have offered on on an apartment, but it’s not yet tied up, and have viewings of other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Marks Gate. What do I do now? At what point do I apply for the mortgage with TSB?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then survey, Marks Gate conveyancing search costs, etc). First, you should check that your conveyancing practitioner is on the TSB approved list. As to the subsequent phase this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. During a rising market the majority of home buyers will apply for the mortgage with TSB and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with the conveyancing in Marks Gate.
Are there restrictive covenants that are commonly identified during conveyancing in Marks Gate?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Marks Gate. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, no chain conveyancing. Marks Gate is the location of the property. Can you shed any light on this issue?
Flying freeholds in Marks Gate are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Marks Gate you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Marks Gate may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Taking into account that I am about to part with £400,000 on a terraced house in Marks Gate I would like to have a conversation with the solicitor about myconveyancing in advance of giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you speaking to the solicitor due to be doing your conveyancing in Marks Gate.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Marks Gate should be the figure that you are charged.
In scouring the internet for the words on line conveyancing in Marks Gate it reveals many conveyancersin the vicinity. With so much choice what is the best way to find the suitable property lawyer for me?
The preferential way of finding a suitable conveyancer is through a trusted referral, so ask friends and those you trust who have purchased a property in Marks Gate or the reputable estate agent or financial adviser. Fees for conveyancing in Marks Gate differ, so it's sensible to obtain at least three costs illustrations from different solicitors. Be sure to secure confirmation that the costs are guaranteed not to to be inflated.