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Find a Marlow Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Marlow? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Marlow conveyancing at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Marlow conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Marlow

What is the first thing I need to know concerning purchase conveyancing in Marlow?

Not many law firms or advisers will tell you this but conveyancing in Marlow and elsewhere in Buckinghamshire is often a confrontational experience. Put another way, when it comes to conveyancing there exists lots of opportunity for conflict between you and others involved in the transaction. E.g., the seller, selling agent and on occasion the lender. Appointing a lawyer for your conveyancing in Marlow is a critical decision as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to look after your legal interests and to keep you safe.

There is a worrying creep of a "blame" culture- someone has to be at fault for the process taking so long. You your first instinct should be to trust your solicitor above all other players when it comes to the legal transfer of property.

If you had a top tip for selecting a conveyancing solicitor in Marlow what would it be?

We would encourage you not to base your choice on the lowest Marlow conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. 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 the deal.

I am due to exchange contracts on my flat. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being difficult. The Marlow solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?

It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I was told four weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Marlow is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.

I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Marlow is where the house is located. What do you suggest?

Flying freeholds in Marlow are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Marlow you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Marlow may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

My husband and I are a couple of weeks into a residential purchase having been recommend to a firm by the selling agent to execute conveyancing in Marlow. We are not happy. Can you help me find new conveyancers?

They would need to be really bad in order to consider changing them. Has the mortgage offer been generated? If so you will need to inform them of the new contact details and get the offer are re-sent. Your new conveyancer needs to be on the banks panel to avoid supplemental fees and complications. So that should be your first question of the new conveyancers. Our search tool can help you find a lender approved solicitor for your home move in Marlow

If all goes to plan we aim to complete our sale of a £275,000 apartment in Marlow in 5 days. The management company has quoted £336 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Marlow?

Marlow conveyancing on leasehold flats more often than not necessitates the buyer’s lawyer submitting questions for the landlord to answer. Although the landlord is under no legal obligation to answer such questions most will be content to do so. They are entitled to charge a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some transactions it is in excess of £800. The administration charge required by the landlord must be accompanied by a summary of rights and obligations in respect of administration fees, without which the charge is not strictly payable. Reality however dictates that one has no choice but to pay whatever is demanded if you want to exchange contracts with the buyer.

I invested in buying a studio flat in Marlow, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Equivalent properties in Marlow with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2074

With only 50 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

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Find out more about how flying freehold can affect your the value of a property.