I am 3 weeks into the sale of my flat in Marlow and the estate agent has just telephoned to advise that the buyers are switching property lawyer. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. On what basis would a major lender only work with certain lawyers rather the firm that they want to choose for their conveyancing in Marlow ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Mortgage companies attribute this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
We are buying a house and need a conveyancing solicitor in Marlow who is on the Yorkshire BS solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Marlow.
I can see plenty of information on this site regarding conveyancing in Marlow but can you isolate your top tip for appointing the right conveyancer in Marlow
Do not opt for the cheapest Marlow conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
My stepmother advised me that in buying a property in Marlow there could be various restrictions as to what one can do in terms of external alterations to a property. Is this right?
We are aware of a number of properties in Marlow which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Marlow should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Our sealed bid on a property in Marlow has been agreed to, the sellers do nevertheless have a dependent purchase. The vendors have offered on on an apartment, however it’s not yet tied up, and are looking at other flats booked. I have selected a nearby conveyancing solicitor in Marlow. What do I do now? At what stage should I apply for the mortgage with RBS?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then survey, Marlow conveyancing search costs, etc). First, you should ensure that your solicitor is on the RBS conveyancing panel. As to the subsequent stages this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. During a buoyant market some buyers will apply for the mortgage with RBS and pay for the valuation and only if it comes back ok would they request their conveyancer to move forward with the conveyancing in Marlow.
How does conveyancing in Marlow differ for new build properties?
Most buyers of new build or newly converted property in Marlow come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Marlow typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Marlow or who has acted in the same development.
My husband and I are novice buyers - had an offer accepted, yet the agent informed us that the vendor will only go ahead if we use their preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor used to conveyancing in Marlow
It is highly unlikely the owners are driving this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with finances in place © you have nothing to sell (d) you wish to move quickly (e)however you are going to appoint your own,trusted Marlow conveyancing solicitors - not the ones that will give the negotiator at the agency a introducer fee or hit his conveyancing figures demanded by corporate headquarters.