My husband and I are planning to purchase a property in Muxton and are in fact using a Muxton conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Barclays have this evening contacted us to advise us that there is now an issue as our Muxton conveyancer is not on their conveyancing panel. Please explain?

When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also represent 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 Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Muxton lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.

We note that you have a post code search directory identifying firms on the Clydesdale conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Muxton?

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 Muxton.

We are four weeks into a leasehold purchase having been referred to conveyancers by the local agent to carry out the conveyancing in Muxton. I am am very disappointed with the level of service. Could you you assist me in finding new lawyers?

They would need to be very poor to suggest replacing them. Has your mortgage been generated? In the event that it has you will need to make them aware of the new conveyancer and have the offer are re-issued. Your solicitor ideally should be on the banks panel to avoid added charges and complications. So that should be your first question of the new lawyers. The find a solicitor tool will assist you in finding a bank approved solicitor for your home move in Muxton

Can you provide any advice for leasehold conveyancing in Muxton with the purpose of speeding up the sale process?

• A significant proportion of the delay in leasehold conveyancing in Muxton can be avoided where you instruct lawyers the minute you market your property and ask them to collate the leasehold information which will be required by the buyers’ conveyancers.
If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you laid down wooden flooring? Muxton leases often stipulate that internal structural alterations or addition of wooden flooring calls for a licence issued by the Landlord consenting to such works. Should you fail to have the paperwork in place do not communicate with the landlord without contacting your lawyer before hand. If you hold a share in a the freehold, you should ensure that you have the original share document. Obtaining a duplicate share certificate can be a lengthy formality and frustrates many a Muxton conveyancing transaction. Where a new share is necessary, do contact the company officers or managing agents (if relevant) for this as soon as possible. Some Muxton leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.

Muxton Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying

Plenty Muxton leasehold properties will be liable to pay a service charge for the upkeep of the building set by the freeholder. Should you purchase the apartment you will have to meet this liability, usually periodically accross the year. This can differ from a couple of hundred pounds to thousands of pounds for blocks with lifts and large communal grounds. There will also be a ground rent to be met yearly, ordinarily this is not a exorbitant figure, say about £50-£100 but you need to enquire as sometimes it can be surprisingly expensive. Be sure to enquire if the the lease includes any onerous restrictions in the lease. For instance it is reasonably common in Muxton leases that pets are not allowed in in a block in Muxton. If you like the apartmentin Muxton but your cat is not allowed to live with you then you have a very hard compromise. For many Muxton leaseholds the outlay for major works are not included within service charges, albeit that some managing agents in Muxton ask leasehold owners to contribute towards a reserve fund created for the specific intention of building a fund for major repairs or maintenance.

My step-mother completed her conveyancing in Muxton ten years past. She has got married, widowed and has recently married again. She intends to sell the property in a few weeks. I suspect that she will simply be need to supply copies of her marriage certificates to the solicitor but she is anxious it could frustrate the sale of the property. Is it worth updating the land title details for the property?

It is not absolutely necessary to update the title for the property providing you have the proof needed to demonstrate how the change of name resulted.

Any buyer’s lawyer will examine the registered entries and need evidence to establish the change of name e.g. marriage documentation.