How can we tell if a Marske and Upleatham conveyancing solicitor on the Santander panel is any good?

When it comes to conveyancing in Marske and Upleatham seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor carrying out your transaction.

I am expecting a DIP from HSBC this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do HSBC recommend any Marske and Upleatham solicitors on the HSBC conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Marske and Upleatham solicitors independently although you'll need to choose one on the HSBC conveyancing panel. The solicitor represents both you and HSBC through the process.

Virgin Money have agreed my mortgage in principle, my offer on a apartment in Marske and Upleatham has been agreed to, what are the next steps?

The property agent will need to be informed of your solicitor's details (make sure the conveyancers are on the lender’s panel). Call up Virgin Money or your broker and finish off any appropriate forms. Virgin Money will instruct a valuer who will get in contact with the estate agent or vendor to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes about a fortnight to get a mortgage offer. Virgin Money will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Marske and Upleatham.

My colleague recommended that if I am buying in Marske and Upleatham I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes quoted for as part of the standard Marske and Upleatham conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Marske and Upleatham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Marske and Upleatham Education with maps and statistics, Local Amenities and other useful data about Marske and Upleatham.

I moved into my house on 1 January and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Marske and Upleatham expressed confidence that it would be recorded in less than a month. Are titles in Marske and Upleatham uniquely lengthy to register?

As far as conveyancing in Marske and Upleatham registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and whether the Land registry have to notify any 3rd persons or bodies. At present approximately 80% of submission are fully addressed within 12 days but occasionally there can be extensive hold-ups. Historically registration occurs once the purchaser is living at the premises thus 'speed' is not always primary concern yet where there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for an expedited registration.

Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Marske and Upleatham is the location of the property. What do you suggest?

Flying freeholds in Marske and Upleatham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Marske and Upleatham you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Marske and Upleatham may ascertain 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 premises.

A couple of months ago I was advised by my lender that their panel conveyancers operate no sale no charge basis for conveyancing in Marske and Upleatham. Our purchase fell through nevertheless the conveyancers have requested search fees! They say the fees are nothing to do with their fees!

Marske and Upleatham conveyancing search fees are disbursements not solicitors costs as these are payable to a third party.