My husband and I are buying a 2 bedroom apartment in Marylebone with a mortgage. We have a Marylebone solicitor, however the bank advise she’s not on their "panel". It seems we have no choice but to instruct one of the mortgage company panel solicitors or keep our Marylebone conveyancing practitioner and pay for one of their panel lawyers to represent them. This seems very unfair; can we not require that the mortgage company use our Marylebone property lawyer ?
Unfortunately,no. 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 Marylebone conveyancing lawyer to apply to be on the conveyancing panel.
My bid for a property was accepted at auction in Marylebone. Conveyancing is required. What are my next steps?
Now that you are to all intents and purposes signed on the dotted line you should appoint a conveyancing solicitor as a matter of urgency as you will have a tight deadline in which to complete the purchase. All auction property will ordinarily have a bespoke auction pack. This will likely include evidence of title and search results. If you have purchased leasehold premises the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to give this to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding in order to complete on the date specified in the contract.
I am expecting a OIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Marylebone solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint Marylebone solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Marylebone lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
It has been three months following my purchase conveyancing in Marylebone took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
The estate agent has sent us the confirmation of our purchase of a new build flat in Marylebone. Conveyancing is a frightening process 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 legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Marylebone
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
My business partner and I are intending to take over a lease of an office on the high street. Can you recommend conveyancers offering no-sale-no costs for commercial conveyancing in Marylebone for below £2000?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in Marylebone, including the disposal and purchase of businesses as well as simply premises. If you are hoping to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right lawyer. As for the charges these will vary based on the structure and complexity of the deal. Let us have your details or phone us so that we may furnish you with a fixed commercial conveyancing quote.
I am looking for a conveyancing solicitor in Marylebone for my remortgage. Can I check a solicitor's complaints history with the legal regulator?
Members of the public may see published Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training reasons.