What is the best way to check that the solicitor carrying out my conveyancing in Marlow is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Bank of Ireland thus spending £187.00 plus VAT in further legal invoice.
Please do take advantage of the find a lender approved solicitor tool on this page. Pick the mortgage company and type ‘Marlow’ or your location and you will be presented with numerous conveyancers located in Marlow or by proximity to you.
Just bought a terraced house in Marlow , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Marlow conveyancing solicitor works at snail pace, so I want to check the land registry aspects are dealt with.
As far as conveyancing in Marlow registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can adjust depending on who lodges the application, whether it is in order and whether the Land registry communicate with any interested persons or bodies. At present approximately 80% of such applications are completed within 12 days but some can be subject to protracted delays. Historically registration takes place once the new owner is living at the premises therefore 'speed' is not always top priority but if there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.
The estate agent has sent us the confirmation of our purchase of a new build flat in Marlow. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Marlow
-
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Due to the input of my in-laws I had a survey completed on a house in Marlow before appointing lawyers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some mortgage companies tend refuse to give a mortgage on such a property.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. If you e-mail us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Marlow. Conveyancing will be smoother if you use a solicitor in Marlow especially if they are accustomed to such properties in Marlow.
Am I best advised to choose a Marlow conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can handle the legal work however his firm is located approximately 350miles drive away.
The primary upside of using a high street Marlow conveyancing practice is that you can pop in to sign documents, present your ID and apply pressure on them where appropriate. They will also have local insight which is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and on the whole were content that should surpass using an unfamiliar Marlow conveyancing solicitor solely due to them being based in the area.
Can you provide any top tips for leasehold conveyancing in Marlow from the point of view of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Marlow can be avoided if you instruct lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the buyers’ representatives. If you are supposed to have a share in the freehold, you should ensure that you have the original share document. Obtaining a re-issued share certificate is often a lengthy process and delays many a Marlow conveyancing transaction. If a reissued share is required, you should approach the company officers or managing agents (if applicable) for this at the earliest opportunity. If you have carried out any alterations to the residence would they have required Landlord’s permission? Have you, for example installed wooden flooring? Marlow leases often stipulate that internal structural alterations or installing wooden flooring require a licence from the Landlord approving such changes. Should you fail to have the consents to hand you should not communicate with the landlord without checking with your lawyer in advance. Many landlords or managing agents in Marlow levy fees for supplying management packs for a leasehold property. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most usual cause of delay in leasehold conveyancing in Marlow. If you have had conflict with your landlord or managing agents it is very important that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than unsettled.
Marlow Leasehold Conveyancing - Examples of Queries Prior to Purchasing
-
If a Marlow lease has less than eighty years it will impact the value of the flat. Check with your bank that they are willing to to proceed given the lease term. A short lease means that you will most likely require a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Marlowlease extensions you will need to own the property for 24 months before you are eligible to carry out a lease extension. It is important to be aware whether window replacement or some other significant cost is due shortly to be shared by the tenants and could well dramatically increase the the service costs or necessitate a specific payment.