My lender has suggested a law firm on their panel based in Maryland but I would rather choose a conveyancing lawyer in Maryland or nearer to where I live. Can you help?

The minority of Maryland conveyancing practitioners are listed all banks conveyancing panel. Please make use of our find an approved solicitor tool to locate a Maryland conveyancing firm on the on the mortgage company panel.

Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a garden flat in Maryland. Do I collect the keys to the house on completion from my solicitor? If so, I will appoint a local conveyancing solicitor in Maryland?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be invited to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.

We have agreed to purchase a house in Maryland. One unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is Coventry BS your lawyer must comply with the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Coventry BS where a lease fails to satisfy these provisions. The specifications relate to the installation of panels on properties countrywide and is not limited to Maryland.

RBS have agreed my mortgage in principle, my offer on a apartment in Maryland has been agreed to, now what?

Your property agent will want to be informed of your conveyancing practitioner's details (make sure the property lawyers are on the bank’s approved list). Contact RBS or your financial adviser and finish off any appropriate forms. RBS will appoint a valuer who will get in contact with the selling agent or vendor to arrange a slot for the valuation to happen. Once conducted (assuming no problems) it takes on average a week to receive the mortgage offer. RBS will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Maryland.

I have been told that property searches are the primary cause of delay in Maryland conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Maryland.

My wife and I purchased a leasehold flat in Maryland. Conveyancing and Leeds Building Society mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Maryland who previously acted has now retired. What should I do?

First contact the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Maryland conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Despite our best endeavours, we have been unsuccessful in seeking a lease extension in Maryland. Can this matter be resolved via the Leasehold Valuation Tribunal?

in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to decide the amount due.

An example of a Lease Extension decision for a Maryland flat 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.

Are all Maryland solicitors on every bank conveyancing panel?

You can use our search tool or you can go into your high street bank branch in Maryland. Chances are that they will be in a position to recommend some reputable conveyancing solicitors in Maryland