Finally the sale completed on my house in Marske By The Sea last November yet the purchaser is e-mailing daily complaining that his solicitor is waiting to hear from myconveyancer. What should my lawyer have done following completion?

After completion of your house sale your lawyer is duty bound to send the transfer deeds and all of the paperwork to the buyer’s solicitors. Where appropriate, your lawyer should also send confirmation that the legal charge in favour of the lender has been repaid to the purchasers solicitors. There is unlikely to be post completion procedures peculiar conveyancing in Marske By The Sea.

we are a couple who wish to acquire a 3 bedroom apartment in Marske By The Sea with a residential mortgage from Santander.We use our Marske By The Sea conveyancing lawyer but Santander advised that she’s not listed on their "panel". we are left little option but to use a Santander panel lawyer or retain our preferred solicitor and fork out for one of their panel ones to act for them. This seems very unfair; is there anything we can do?

No, not really. The mortgage issued to you contains various provisions, a common one being that conveyancers must be on the Santander conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Santander

Are there restrictive covenants that are commonly picked up during conveyancing in Marske By The Sea?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Marske By The Sea. 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…’

The estate agent has sent us the confirmation of our purchase of a new build apartment in Marske By The Sea. Conveyancing is daunting 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 legal work.

Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Marske By The Sea

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Our sealed bid on detached house in Marske By The Sea has been accepted, the seller does nevertheless have an associated purchase. The vendors have submitted an offer on a property, but it’s not yet agreed to, and has viewings of other properties booked. I have instructed a local conveyancing solicitor in Marske By The Sea. What should be my next step? When should I get the mortgage application with Nationwide going with Nationwide?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Marske By The Sea conveyancing search charges, etc). First, you must check that your conveyancing practitioner is on the Nationwide conveyancing panel. Concerning the subsequent phase this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. In a rising market some home buyers would apply for a home loan with Nationwide and arrange for the survey and only if it was satisfactory would they ask their solicitor to move forward with searches.