My wife and I are hoping to buy a 1 bedroom flat in Marlow with a mortgage. We have a Marlow lawyer, however the bank advise she’s not on their "panel". It seems we have no option but to use one of the lender panel solicitors or retain our Marlow lawyer and pay for one of their panel ones to act for them. We regard this is unjust; can we not insist that the bank use our Marlow conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Marlow conveyancing lawyer to apply to be on the conveyancing panel.
My wife and I are selling our property in Marlow and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the buyers instructed an internet conveyancing outfit as opposed to a conveyancing solicitor in Marlow. Having lived in Marlow for six years we know that this is a non issue. Should we contact our local Authority to seek clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You should check with 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 illness)
Are there restrictive covenants that are commonly picked up during conveyancing in Marlow?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Marlow. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying my first flat in Marlow benefiting from help to buy. The developers refused to reduce the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not inform my lawyer about this extras as it could adversely affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
In my capacity as executor for the estate of my grandfather I am disposing of a residence in Neath but reside in Marlow. My lawyer (who is 260 miles awayhas requested that I sign a stat dec prior to completion. Could you suggest a conveyancing solicitor in Marlow who can attest this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Marlow based
What is the reason for new build conveyancing in Marlow being more expensive?
Conveyancing in Marlow for newly converted or new build homes usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further investigations and contractual concerns.