I was notified recently by my broker that my Marks Gate property lawyer is not on the bank Conveyancing panel. How can I be certain if this is indeed the case?

The first thing you need to do is to call your Marks Gate conveyancer. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.

I am helping my niece sell her flat in Marks Gate. Does the solicitor arrange the EPC or it is for me to coordinate?

Following the demise of Home Information Packs, EPC’s was retained a required part of moving property. An energy performance certificate must be commissioned before the property is placed on the market. It is not something that conveyancers ordinarily arrange. Where you are using a Marks Gate conveyancing solicitor they might be able to arrange energy assessments given their contacts with reputable Marks Gate accredited person

My wife and I have arranged a further advance on our mortgage from Santander as we wish to carry out renovations to our house in Marks Gate. Do we need to select a local Marks Gate solicitor on the Santander conveyancing panel to handle the paperwork?

Santander don't usually instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.

Last month we had a mortgage agreed in principle with Co-operative. Marks Gate conveyancing lawyers were instructed. How long does it take for Co-operative to forward the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Co-operative conducted the valuation? 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.

Despite weeks of looking the Title Certificate and documents to our house can not be found. The lawyers who conducted the conveyancing in Marks Gate 5 years ago no longer exist. What are my next steps?

Gone are the days when you need to have the physical official documentation to establish that you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Marks Gate is where the house is located. Can you offer any guidance?

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 must be sure that your lawyer goes through the deeds diligently. Your mortgage company 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.

Me and my partner are about to exchange buying a house in Marks Gate but as a consequence of wreckage from the recent storms I have agreed recompense from the vendor of £2k taking the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process however the mortgage company will not agree to this. Should they have been informed?

The conveyancer that is on a mortgage company conveyancing panel is obliged to disclose to the mortgage company of any changes to the purchase amount. If you prohibit your conveyancer to notify the price change to your lender then they would have to refrain from representing you and the lender.