I am intent on selling our home in Marks Gate and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers used an online conveyancing outfit rather than a conveyancing solicitor in Marks Gate. Having lived in Marks Gate for 5 years we know of no issue. Should we get in touch with our local Authority to obtain confirmation need.

It would appear that you have a conveyancing firm already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)

Have completed on a a semi-detached house in Marks Gate , What is the estimated time for the Land Registry to record the transfer to my name? My Marks Gate conveyancing solicitor has been very slow, so I want to be certain that my ownership is recorded.

There is nothing unique about conveyancing in Marks Gate registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and if the Land registry communicate with any interested parties. Currently in the region of three quarters of submission are fully addressed within 12 days but some can be subject to longer hold-ups. Historically registration is effected after the new owner has moved in to the premises therefore an expedited registration is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.

I am purchasing my first flat in Marks Gate with the aid of help to buy. The developers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not inform my lawyer about the extras as it may impact my mortgage with Lloyds TSB Bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Marks Gate is where the house is located. What do you suggest?

Flying freeholds in Marks Gate are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Marks Gate you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Marks Gate may determine 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 residence.

My partner and I are purchasing a first floor flat in Marks Gate. At the time of instructing our conveyancer, they said that they were on all major UK lender panels. Our financial adviser contacted us yesterday to say that they don't seem to be on the Kent Reliance approved list. Should that be true, what should we do? Should we simply find a different property lawyer that is on their approved list or do we pay for separate representation, with Kent Reliance selecting their own approved lawyer.

Where you are purchasing a property needing a mortgage it is standard for the purchaser’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to satisfy. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should contact Kent Reliance and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Kent Reliance's conveyancing panel and you may continue to use your own Marks Gate solicitors, in which case it will likely add costs, and it may delay matters as you are adding another conveyancer into the mix.