We are buying a 2 bedroom apartment in Marylebone with a mortgage. We wish to retain our Marylebone conveyancer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Marylebone conveyancer and pay for one of their panel firms to act for them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. Another option that might be available is for your Marylebone conveyancing solicitor to apply to be on the conveyancing panel.
When does exchange of contracts occur in sale conveyancing in Marylebone and am I required to attend the lawyers branch?
If you are near to our conveyancing solicitors in Marylebone you are invited in to sign contracts. That being said, the law practices we work with offer countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when dealing with you electronically. The signing of the contract is not the critical part. Signing on the dotted line simply enables the firm to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Marylebone)to be in the office available at the end of the phone to exchange contracts.
I am selling our home in Marylebone and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Marylebone lawyer would know that there is no such problem. For the life of me I don't know why the purchasers used a web based conveyancing firm as opposed to a conveyancing solicitor in Marylebone. Having lived in Marylebone for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should enquire of 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 life insurance to cover that same illness)
I have todaybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Marylebone for a purchase of a leasehold apartment 10 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The easiest way to check if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Marylebone conveyancing specialists.
In my capacity as executor for the will of my aunt I am selling a house in Cardiff but I am based in Marylebone. My conveyancer (based 250 kilometers awayhas requested that I sign a statutory declaration before completion. Could you suggest a conveyancing lawyer in Marylebone who can witness this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are based in Marylebone
Why is New Build conveyancing in Marylebone more expensive?
Acquiring a brand new home is significantly different from the normal house buying conveyancing in Marylebone. For a start sellers usually need contracts to exchange very quickly, the result being a lot of pressure on your conveyancer to make sure all is in order. In addition new build properties often necessitate the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Bank obligations are also more detailed. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.