Is the fact that my solicitor in Marlow is not on my bank's solicitor panel that there is a problem with the standard of her conveyancing?
That is more than likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Marlow conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I am acquiring a house mortgage free in Marlow. I have been living for the last dozen years in Marlow. Conveyancing searches are exorbitant. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a home loan, then the vast majority of the Marlow conveyancing searches are optional. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches completed, but he has a professional duty to do this. One thing to consider; if you are intend to sell the house in the future, it will be of importance to your prospective purchaser what the searches disclose. On occasion houses with functional issues can still throw up unexpected search results. A good conveyancing solicitor in Marlow should provide you some sensible guidance here.
How do I identify a Marlow law firm on the Nationwide Building Society conveyancing panel? I drive a motor bike and am happy to travel upto 20miles to meet the lawyer.
You can use the tool on this website. Please pick a bank and your location and you will see a number of Marlow conveyancing lawyers located nearest you. We have detailed some Marlow conveyancing firms at the bottom of this page and you can call them to check whether they are on the Nationwide Building Society member panel
Should I appoint a Marlow conveyancing practitioner in close proximity to the house I am hoping to buy? I have an old university friend who can perform the legal work but his firm is located approximately 350kilometers away.
The primary upside of using a high street Marlow conveyancing firm is that you can attend the office to execute paperwork, deliver your identification documents and apply pressure on them where appropriate. Having local Marlow know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and on the whole were happy that must trump using an unknown Marlow conveyancing lawyer just because they are round the corner.
I have just appointed agents to market my garden flat in Marlow. Conveyancing lawyers have not yet been instructed, however I have just received a quarterly service charge demand – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the service charge as you normally would as all ground rent and service charges should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I own a ground floor flat in Marlow, conveyancing formalities finalised in 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Marlow with a long lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease ends on 21st October 2079
You have 57 years unexpired the likely cost is going to range between £28,500 and £33,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.