My fiance and I are looking to purchase a house in Marazion and have appointed a Marazion conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. TSB have this morning contacted us to advise us that they have now hit a problem as our Marazion solicitor is not on their approved list of lawyers. What do we do from here?
Where you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Marazion lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
I require conveyancing for a flat in a fairly new development (6 years built) in Marazion. The vast majority the flats are already occupied. Is it strictly necessary to order neighbourhood searches for my conveyancing in Marazion?
If you getting a loan, your lender will require some (many) of the searches so you'll have no choice. If not, then Marazion conveyancing searches are optional. Your lawyer, will 'advise', perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Marazion.
We note that you have a search directory listing law firms on the Clydesdale conveyancing panel. Do companies pay you a commission if I retain them for our conveyancing in Marazion?
We are a listing service only for law firms wishing to communicate if they are on the Clydesdale conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Marazion.
Me and my brother purchased a semi-detached Victorian property in Marazion. Conveyancing solicitor acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the exact same address. Is it worth asking Coventry Building Society to clarify?
You should assess the Freehold register you have again and check the Charges Register as there may be 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 Marazion and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing solicitor who carried out the work.
How does conveyancing in Marazion differ for newly converted properties?
Most buyers of new build premises in Marazion contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because house builders in Marazion usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Marazion or who has acted in the same development.