My fiance and I are looking to purchase a flat in Marlow and have appointed a Marlow conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Santander have this evening contacted us to inform me that there is now an issue as our Marlow conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Marlow solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
How up to date is your database of Marlow solicitors on the TSB conveyancing panel? Do TSB send you an updated list?
Marlow conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
I am selling my flat in Marlow. Does my conveyancing practitioner need to be on the Nationwide conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Nationwide 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 panel criteria fairly frequently at the moment.
What is the difference between a licensed conveyancer and conveyancing solicitor in Marlow
There are two types of lawyers who can perform conveyancing in Marlow namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that required to complete the sale or purchase of property. Both are required to perform Marlow conveyancing to the same quality and guidelines so you can be sure that your conveyancing will be properly conducted and that the necessary procedures should be accurately followed.
I am aiming to move house in March. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Marlow. Conveyancing solicitor was found prior to coming across this website.
On the day of completion you can pick up the keys from your property agent however this can only be done after the vendors solicitors inform the agent that they have the completion monies and the keys can be passed over. You should inform the removal men that you are ready to move in. As a matter of policy we do not suggest a particular removal organisation but can assist you in locating a conveyancing in Marlow or a firm that specialises in conveyancing in Marlow.
I have finally had an offer on a maisonette in Marlow agreed to, but there is a chain. The owners have offered on a flat, but it’s not yet tied up, and have viewings of other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Marlow. What should be my next step? When should I get the mortgage application with Virgin Money started?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then survey, Marlow conveyancing search fees, etc). First, you should ensure that your lawyer is on the Virgin Money conveyancing panel. Concerning the next stages this very much dictated by the specifics of your transaction, attraction to this property and on the state of the market. In a hot market many buyers will apply for a home loan with Virgin Money and arrange for the valuation and only if it was satisfactory would they request their conveyancing practitioner to move forward with searches.
Just had an offer accepted on 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. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Marlow
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Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I note that you have a search directory identifying law firms on the mortgage company conveyancing panel. Do Marlow conveyancing firms pay you a referral fee if I instruct them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Marlow.