We are intending to purchase a 1 bedroom apartment in Markyate with a mortgage. We like our Markyate conveyancer, but the lender advise he's not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Markyate conveyancing practitioner and pay for one of their panel firms to act for them. This feels very unfair; are we not able to require that the lender use our Markyate conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Markyate conveyancing lawyer to apply to be on the conveyancing panel.
We are due to move home in February. Will my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you put forward a removal company in Markyate. Conveyancing solicitor was found prior to coming across this website.
On the day of completion you can pick up the keys from your estate agent but this can only be done when the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be collected. Subsequently you can advise the removal company that you are ready to move in. We do not recommend a particular removal organisation but can help you choose a conveyancing in Markyate or a legal practice with expertise in conveyancing in Markyate.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Markyate property lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being difficult. The Markyate solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are insisting on a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Markyate?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Markyate. 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…’
I decided to have a survey completed on a house in Markyate ahead of appointing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies may refuse to issue a mortgage on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Markyate. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Markyate to see if the conveyancing will be more expensive.
I'm converting the mortgage on my primary property to a buy to let mortgage with Birmingham Midshires and intend to use the remaining equity as a deposit on another property. The location we are looking at is Markyate. Will your lawyers be able to act for the two lenders and tie in the two deals?
Do use our search tool on this page to be sure that the conveyancers are on the appropriate lender panels. Assuming that they are your lawyer should be able to simultaneously deal with the two deals but you should have a chat with you conveyancer and make clear your desired outcome and needs.
Can you provide any advice for leasehold conveyancing in Markyate with the purpose of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Markyate can be bypassed if you appoint lawyers the minute your agents start marketing the property and ask them to collate the leasehold documentation needed by the purchasers’ solicitors. If you have had any disputes with your landlord or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to present the dispute as over rather than unresolved. In the event that you altered the property did you need the Landlord’s permission? In particular have you laid down wooden flooring? Markyate leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord approving such alterations. If you fail to have the paperwork in place do not contact the landlord without contacting your solicitor in the first instance. If you have the benefit of shareholding in the Management Company, you should ensure that you are holding the original share document. Obtaining a duplicate share certificate can be a time consuming process and slows down many a Markyate conveyancing transaction. Where a duplicate share certificate is necessary, do contact the company director and secretary or managing agents (where applicable) for this at the earliest opportunity.
Markyate Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing
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Who takes responsibility for maintaining and repairing the block? Please inform me if there are any major works in the planning that will add a premium to the maintenance charges? How is the lease structured?