Will my conveyancing lawyers need to check that the building insurance when buying a house in Marlow. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 14/7/2019, the requirements read as follows :
This question may be naive but I am unseasoned as a 1st time purchaser of a garden flat in Marlow. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will find a local conveyancing solicitor in Marlow?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the seller's solicitors, and once they have received this, you will be invited to collect the keys from the selling Agents and move into your new home. Usually this happens early afternoon.
We are planning to move house in October. Will my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you put forward a removal company in Marlow. Conveyancing solicitor was found prior to coming across your site.
On the day of completion you can pick up the house keys from the selling agent however this should only be done when the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be collected. You should inform the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in locating a residential property solicitor in Marlow or a solicitor that specialises in conveyancing in Marlow.
I recently had an offer agreed on an apartment in Marlow. My financial adviser suggested a conveyancer. I paid an upfront payment of £150. A couple of days later, the conveyancer called me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
In my capacity as executor for the estate of my father I am disposing of a residence in Cardiff but I am based in Marlow. My conveyancer (who is 260 kilometers from mehas requested that I sign a stat dec ahead of completion. Can you recommend a conveyancing practitioner in Marlow to attest and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are Marlow based
In relation to leasehold conveyancing in Marlow what are the most common lease problems?
Leasehold conveyancing in Marlow is not unique. Most leases are drafted differently and legal mistakes in the legal wording can result in certain provisions are not included. The following missing provisions could result in a defective lease:
A provision to repair to or maintain elements of the property
A defective lease can cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Norwich and Peterborough Building Society, and Bank of Ireland all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.
Leasehold Conveyancing in Marlow - Sample of Queries Prior to buying
It is important to be aware if changing the roof or some other major work is due in the near future to be shared between the tenants and will dramatically increase the the service costs or necessitate a specific payment. Please inform me if there are any major works in the planning that will increase the service fees? If a Marlow lease has no more than eighty years it will impact the value of the property. Check with your lender that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Marlowlease extensions you will need to own the residence for 24 months before you are eligible to carry out a lease extension.
I happen to be an executor of my recently deceased mother’s Will, with a house in Marlow which will be marketed. The property is unregistered at the Land Registry and I'm advised that many EAs will insist that it is done before they will proceed. What's the procedure for this?
In the circumstances you refer to it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.