My mortgage company has suggested a law firm on their panel based in Marston Moretaine but I would rather instruct a conveyancing lawyer in Marston Moretaine round the corner to me. Are you able to assist?
Not all Marston Moretaine conveyancing firms are on all banks conveyancing panel. Use the above search tool to locate a Marston Moretaine conveyancing conveyancer on the on the bank panel.
I recently had an offer agreed on an apartment in Marston Moretaine. My financial adviser pressured me to appoint their property lawyer. I paid an upfront payment of £150. Soon after, the property lawyer contacted me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Marston Moretaine solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 conveyancing practitioner 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 Marston Moretaine postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Marston Moretaine.
Our sealed bid on a detached house in Marston Moretaine has been accepted, but there is a chain. The vendors have offered on a flat, but it’s not been accepted yet, and are looking at other properties booked. I have instructed a high street conveyancing solicitor in Marston Moretaine. What should be my next step? When should I get the mortgage application with UBS started?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, Marston Moretaine conveyancing search fees, etc). The first course of action is to ensure that your lawyer is on the UBS approved list. As to the subsequent steps this very much dictated by the specifics of your case, motivation for the property and on the state of the market. In a rising market the majority of purchasers would apply for a home loan with UBS and arrange for the valuation and only if it was satisfactory would they request their conveyancer to proceed with searches.
My wife and I are downsizing from our house in Marston Moretaine and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers used a nationwide conveyancing practice rather than a conveyancing solicitor in Marston Moretaine. We have lived in Marston Moretaine for six years we know of no issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should 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 sickness)
I'm buying a new build house in Marston Moretaine with a loan from TSB. The developers would not reduce the amount so I negotiated 6k of additionals instead. The house builders rep told me not to tell my conveyancer about this extras as it may jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
Am I best advised to instruct a Marston Moretaine conveyancing practitioner based in the location that I am hoping to buy? We have a good friend who can carry out the legal formalities but they are based 300kilometers drive away.
The benefit of a high street Marston Moretaine conveyancing practice is that you can drop in to execute documents, present your identification documents and pester them where appropriate. They will also have local insight which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were content that should surpass using an unfamiliar Marston Moretaine conveyancing solicitor solely due to them being based in the area.
What makes a Marston Moretaine lease problematic?
There is nothing unique about leasehold conveyancing in Marston Moretaine. Most leases are unique and legal mistakes in the legal wording can sometimes mean that certain clauses are wrong. The following missing provisions could result in a defective lease:
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Clauses dealing with recovering service charges for expenditure on the building or common parts. Maintenance charge proportions which don’t add up to the correct percentage
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, Bank of Scotland, and Platform Home Loans Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to withdraw.
Marston Moretaine Conveyancing for Leasehold Flats - A selection of Queries before buying
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If a Marston Moretaine lease has no more than eighty years it will have adverse implications on the salability of the flat. Check with your lender that they are willing to go ahead with the loan given the lease term. A short lease means that you will most likely have to extend the lease at some point and you need to have some idea of how much this would cost. For most Marston Moretainelease extensions you will be be obliged to have owned the property for a couple of years before you are entitled to extend the lease. Are there any major works in the near future that will increase the maintenance costs? What is the name of the managing agents?