I am selling my house in Marlow. Will the lawyer need to be on the Yorkshire BS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
Is it the case that all Marlow solicitor practices on the Santander conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Santander approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
I have paid off my mortgage with Skipton. I assume I don't need a Marlow conveyancing practitioner on the Skipton panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
At last I have had an offer on a flat in Marlow agreed to, but there is a chain. The vendors have put an offer on on an apartment, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Marlow. What do I do now? When should I get the mortgage application with Yorkshire BS started?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then valuation, Marlow conveyancing search fees, etc). First, you must check that your lawyer is on the Yorkshire BS conveyancing panel. As to the next steps this very much depends on the specifics of your transaction, motivation for this property and on the state of the market. In a rising market some home buyers will apply for a home loan with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with searches.
I'm purchasing a new build house in Marlow benefiting from help to buy. The sellers would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent told me not disclose to my solicitor about the side-deal as it will jeopardize my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
My father has suggested that I use his conveyancing solicitors in Marlow. Should I find my own conveyancer?
Much as we are happy to recommend a Marlow conveyancing lawyer it’s preferable to select a conveyancing solicitor is to have referrals from friends or family who have actually used the firm that you are considering.
Due to exchange soon on a basement flat in Marlow. Conveyancing solicitors inform me that they report fully next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Marlow should include some of the following:
The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You should know if the lease allows you to change or improve anything in the property- you must be made aware as to whether any restrictions applies to all alterations or just structural alteration, and whether consent is mandated necessary Will you be prohibited or prevented from having pets in the property? Whether your lease provides for a slush account for major works? The physical extent of the demise. This might be the apartment itself but may include a roof area or cellar if appropriate.
Marlow Leasehold Conveyancing - Sample of Queries before buying
It would be wise to discover as much as possible about the managing agents as they will either make life much simpler or uncomfortable. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to day to day issues such as the tidiness of the communal areas. You should not be afraid to ask other people what they think of them. On a final note, be sure you understand the dates that you are obliged pay the service charge to the appropriate party and specifically what you get for your money. The answer will be helpful as a) areas can result in problems in the building as the communal areas may start to deteriorate where maintenance remain unpaid b) if the leaseholders have an issue with the managing agents you will want to have all the details What prohibitions are there in the Marlow Lease?
Me and my husband are looking at buying our first property in Marlow. Can you suggest a good Marlow property lawyer that would help us as well as act for RBS?
LenderPanel.com is restricted to being a directory service for solicitors who wish to be listed as being on the approved conveyancing panel for RBS in certain locations for example Marlow . Our intention is not to recommend any particular conveyancing practitioner.