Why do I have to pay up front when it comes to conveyancing in Marylebone?

If you are buying a property in Marylebone your solicitor will ask you to provide them with monies to cover the the cost of the conveyancing searches. Generally this is requested to cover the fees of the conveyancing searches. If any deposit is payable against the purchase price then this will be required shortly before contracts are exchanged. Any further balance that is needed will be payable a few days prior to the day of completion.

This question may be naive but I am unseasoned as a 1st time purchaser of a ground floor flat in Marylebone. Do I pick up the keys to the premises on completion from my solicitor? If so, I will find a High Street conveyancing solicitor in Marylebone?

There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

My wife and I buying a detached bungalow in Marylebone. The intention is to carry out a loft conversion at the house.Will the conveyancing process include investigations to see if these alterations were previously refused?

Your property lawyer should check the deeds as conveyancing in Marylebone can sometimes reveal restrictions in the title documents which prevent certain changes or need the permission of another owner. Some additions need local authority planning consent and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.

I'm the sole beneficiary of my late grandmother’s estate and I have everything in my name now, including the my former home in Marylebone. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the house in September. Is the property unsalable for six months?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some lenders would take a sensible view as this clause is primarily there to identify the purchase and immediately sell or the quick reselling of properties.

I'm buying a new build house in Marylebone with the aid of help to buy. The developers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative advised me not inform my solicitor about the side-deal as it would affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

My husband and I are new on the property ladder - had an offer accepted, but the selling agent advised that the owners will only go ahead if we appoint their chosen conveyancers as they need a ‘quick sale’. We would rather use a high street conveyancer used to conveyancing in Marylebone

It is improbable the owners are driving this. Should the seller require ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted Marylebone conveyancing solicitors - as opposed tothe ones that will give their negotiator at the agency a commission or meet his conveyancing targets set by senior management.

Am in the process of purchasing my first home in Marylebone. Conveyancing practitioner already chosen. The broker suggested that a survey is not needed as the house is just 20 yrs old.

You would be well advised to undertake a Home Buyer's Report. As the residence is over ten years old the property will be without a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report could be enough. The report should highlight any apparent issues and suggest further investigation if relevant. Where there are any indications of material issues obtain a full Building Survey from the beginning.