Am I correct in assuming that the fact that my solicitor in Marske and Upleatham is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?

That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Marske and Upleatham conveyancing firm and enquire why they are no longer on the approved list for your lender.

Can I use your services to find a Conveyancing solicitor in Marske and Upleatham even where I’m not purchasing or selling a house, for instance where I wish to buy a shop in Marske and Upleatham with a loan from Bank of Ireland?

The service is predominantly there to locate domestic conveyancing solicitors in Marske and Upleatham but we have recorded towards the end of this page a few Marske and Upleatham commercial conveyancing firms. You will need to make contact with the firm directly to establish if they can also act for Bank of Ireland

This question may be naive but I am unexperienced as a first time buyer of a garden flat in Marske and Upleatham. Do I collect the keys to the house on the completion date from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Marske and Upleatham?

There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's conveyancers, and once they have received this, you should be called to receive the keys from the selling Agents and move into your new home. Usually this occurs early afternoon.

We previously instructed solicitors based in Marske and Upleatham on the Clydesdale solicitor approved list. They have just billed me a separate amount for dealing with the Clydesdale mortgage. Is this a supplemental conveyancing fee specified by Clydesdale?

Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your solicitor is entitled to levy a fee for this. The fee is not set by Clydesdale but by your Marske and Upleatham conveyancing practitioner. Numerous firms on the Clydesdale panel will quote ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.

We have a mortgage agreed in principle with Santander. Marske and Upleatham conveyancing solicitors were instructed. How long does it take for Santander to issue the offer to the lawyer?

There is no definitive answer here. Have Santander done the valuation? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am buying a new build apartment in Marske and Upleatham. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Marske and Upleatham

Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

Given that I am about to part with hundreds of thousands of pounds on a two bedroom apartment in Marske and Upleatham I wish to talk to a solicitor about myhome move prior to instructing the firm. Is this something that you can arrange?

Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor who will be conducting your conveyancing in Marske and Upleatham.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Marske and Upleatham should be the amount on the final invoice that you are charged.