Me and my partner are acquiring our first property. Our solicitor has calledto check if we would like to order supplemental conveyancing searches. We are really unsure what's needed for conveyancing in Marlow
The type of Marlow conveyancing searches depends primarily on the property, the location, the likelihood of any of these risks, your familiarity of the area and risks, your general attitude to risk. What matters is that you properly understand what information the searches could supply. You may then decide if you consider that you need that information. If unsure, ask the property lawyer to explain.
I just bought a house at auction in Marlow. Conveyancing is required. What happens now?
Now that you are exchanged you should retain a conveyancing solicitor quickly as you now have a pending a fixed date to complete the purchase. All auction property should have a corresponding legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You must give this to the conveyancer instructed by you at the earliest opportunity. Do make sure that you have funds in place to complete the transaction on the set completion date.
Is there a list of Barclays panel solicitors in Marlow on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lending institutions make their panel listings visible online. If you are in need of a Marlow conveyancer on the Barclays please use our tool.
We expect to receive a DIP from Aldermore this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Marlow solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Marlow solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
Will our lawyer be raising questions about flooding as part of the conveyancing in Marlow.
Flooding is a growing risk for lawyers dealing with homes in Marlow. There are those who buy a house in Marlow, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a various checks that may be initiated by the buyer or on a buyer’s behalf which should figure out the risks in Marlow. The conventional set of property information forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the owner to find out if the premises has ever been flooded. In the event that the premises has been flooded in past which is not notified by the seller, then a buyer could commence a legal claim for losses stemming from an misleading response. A purchaser’s conveyancers will also carry out an enviro report. This should disclose whether there is any known flood risk. If so, further investigations will need to be conducted.
I used Stirling Law several years past for my conveyancing in Marlow. I now require my papers but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Marlow of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Do I need to be concerned by brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a High Street Marlow conveyancing practice?
As is the case with many service providers, often suggestions from family and friends can be worth their weight in gold. But there are lots of players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all recommend conveyancers to appoint. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there might be a commercial relationship behind the endorsement. You have the discretion to appoint your own conveyancer. Don't forget that most mortgage providers operate an approved list of lawyers you must use for the mortgage aspect of your conveyancing.
I've recently bought a leasehold house in Marlow. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a 2 bed flat in Marlow, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Marlow with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2087
With just 62 years remaining on your lease we estimate the premium for your lease extension to be between £17,100 and £19,800 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.