A friend informed me that in purchasing a property in Maryland there may be various restrictions limiting what one can do in terms of external alterations to a property. Is this right?

We are aware of anumerous of properties in Maryland which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Maryland should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am selling my apartment. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being problematic. The Maryland solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Maryland solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Maryland surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I need some expedited conveyancing in Maryland as I am under a deadline to exchange contracts in less than 3 weeks. Fortunately I do not need a mortgage. Can I escape the need for conveyancing searches to save fees and time?

As you are not taking a home loan you are at free not to have searches conducted although no law firm would recommend that you don't. With plenty of history conveyancing in Maryland the following are instances of issues that can crop up and adversely affect market value: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Maryland is where the house is located. Can you offer any assistance?

Flying freeholds in Maryland are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Maryland you must be sure that your lawyer goes 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 Maryland may decide 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.

Should I go with a Maryland conveyancing solicitor who is local to the property I am buying? We have a good friend who can perform the legal formalities but his firm is located 300kilometers away.

The benefit of a high street Maryland conveyancing practice is that you can attend the office to execute documents, deliver your identification documents and pester them where appropriate. They will also have local intelligence which is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were content that should outweigh using an unknown Maryland conveyancing lawyer solely due to them being round the corner.

I am searching for Maryland conveyancing quotes online. Can I be confident that all the Maryland firms that are identified on your website are on the bank conveyancing panel?

The law firms listed on our site have advised us that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a bank or a member of the public that the data about a specific Maryland conveyancing solicitor being on the bank conveyancing panel is incorrect.