I'm in the process of switching my current residential home loan to a BTL Leeds Building Society mortgage. The bank has said that I require a solicitor for this. I got in contact with the same Marlow conveyancing solicitor who acted on my behalf when I first purchased the house. The quote e-mailed to me of £450 plus VAT has shocked me as its a remortgage than a sale or purchase.
The quote is fractionally on the expensive side. Where you are prepared to invest time scrutinising costs you might reduce the fees slightly by perhaps £125. That being said, assuming were pleased with the service the firm provided you maycome to regret choosing an an unknown solicitor. Remember to check the conveyancer can represent Leeds Building Society. You can employ our search tool to choose a Marlow conveyancing firm on the Leeds Building Society member panel, which can often include conveyancing solicitors in Marlow.
When does exchange of contracts occur in sale conveyancing in Marlow and do I need to attend the solicitors branch?
If you are in close proximity to our conveyancing solicitors in Marlow you are invited in to sign the paperwork. That being said, the law practices we recommend offer countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when communicating with you electronically. The executing of the sale agreement is not the important part. Signing on the dotted line is necessary for the solicitor to address the formalities at the suitable time, which is ordinarily shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Marlow)to be in the office at the appropriate time.
We are downsizing from our property in Marlow and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a factory type conveyancing outfit as opposed to a conveyancing solicitor in Marlow. We have lived in Marlow for 4 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You must enquire of 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 health insurance to cover that same ailment)
How does conveyancing in Marlow differ for new build properties?
Most buyers of new build premises in Marlow contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is built. This is because builders in Marlow usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Marlow or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Marlow is the location of the property. Can you offer any opinion?
Flying freeholds in Marlow are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Marlow you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Marlow 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 property.
What advice can you give us when it comes to finding a Marlow conveyancing firm to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Marlow conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Marlow conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
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How experienced is the firm with lease extension legislation? If the firm is not ALEP accredited then what is the reason?
Marlow Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
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It would be a good idea to enquire if the the lease contains any adverse restrictions in the lease. For instance plenty of leases prohibit pets being permitted in certain buildings in Marlow. If you like the propertyin Marlow but your cat is not allowed to live with you then you have a very hard choice. If a Marlow lease has no more than 80 years it will have adverse implications on the salability of the apartment. It is worth checking with your lender that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease at some point and you need to have some idea of how much this would cost. For most Marlowlease extensions you would be required to have owned the residence for two years in order to be legally able to extend the lease. Are any of leasehold owners in arrears of their service charge payments?