I am buying a semi-detached house in Marylebone. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Marylebone you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Marylebone.
Me and my partner are purchasing a flat in Marylebone. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to put our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am expecting a OIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Marylebone solicitors on the Bank of Ireland conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Marylebone solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
I have today made my last payment due on my mortgage with UBS. I assume I don't need a Marylebone conveyancing practitioner on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
Should our conveyancer be raising questions concerning flooding as part of the conveyancing in Marylebone.
Flooding is a growing risk for conveyancers conducting conveyancing in Marylebone. There are those who acquire a property in Marylebone, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a number of checks that may be carried out by the buyer or by their lawyers which can give them a better understanding of the risks in Marylebone. The standard property information forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a buyer may issue a compensation claim as a result of such an misleading answer. The purchaser’s conveyancers may also order an enviro report. This will higlight if there is a recorded flood risk. If so, more detailed investigations will need to be carried out.
Are there restrictive covenants that are commonly identified during conveyancing in Marylebone?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Marylebone. 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 have been on the look out for a flat up to £305k and identified one close by in Marylebone I like with amenity areas and transport links nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Marylebone for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
As co-executor for the will of my grandfather I am selling a residence in Cardiff but I am based in Marylebone. My solicitor (based 250 miles from merequires that I sign a statutory declaration before completion. Can you recommend a conveyancing practitioner in Marylebone to witness this legal document for me?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are located in Marylebone