IfI was to buy a simple residential housein Maryland for cash and have no survey and no local authority searches how much would I expect to have to pay for conveyancing in Maryland?

Any savings you would make would be isolated to the Maryland conveyancing searches. The conveyancing practitioner is obliged to do the vast majority of work - money laundering, correspond with your vendors conveyancing practitioner, stamp duty return, register the property etc. A marginal saving might be made by not needing to register a mortgage however it won't be significant.

Do I select a Licenced Conveyancer or Solicitor for conveyancing in Maryland?

Two types of professional can execute conveyancing in Maryland namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that required to complete the sale or purchase of property. Both are duty bound to perform Maryland conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be professionally carried out and that all necessary procedures should be accurately followed.

Last month we had a mortgage agreed in principle with Clydesdale. Maryland conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from Clydesdale?

Some lenders take longer than others. Have Clydesdale conducted the survey? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I am due to exchange contracts on my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Principality are being a right pain. The Maryland solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have recentlydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Maryland for a purchase of a freehold house 18 months ago. How can I establish that the property is registered correctly in the name of the previous owner?

The easiest method to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Maryland conveyancing specialists.

Over the last few months I have been searching for a ground for flat up to £305k and found one close by in Maryland I like with open areas and railway links in the vicinity, however it's only got 52 years on the lease. There is not much else in Maryland suitable, so just wondered if I would be making a grave error acquiring a short lease?

Should you require a mortgage that many years may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Maryland conveyancing firm to act on my behalf?

Absolutely. We are happy to put you in touch with a Maryland conveyancing firm who can help.

An example of a Lease Extension case for a Maryland premises is 151A Ham Park Road in May 2010. The matter came before the Tribunal by way of a vesting order made on 12 June 2009 Deputy District Judge Coonan in Bow County Court. The tribunal decided that the sum payable for the m to be paid for the lease extension was £21,445 This case was in relation to 1 flat.

In relation to leasehold conveyancing in Maryland what are the most common lease problems?

Leasehold conveyancing in Maryland is not unique. All leases are individual and legal mistakes in the legal wording can result in certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:

A duty to insure the building

You will have difficulties when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Norwich and Peterborough Building Society, and Alliance & Leicester all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to grant the mortgage, obliging the purchaser to pull out.