Would the conveyancing solicitors via your comparison service execute attended exchange conveyancing in Marlow?
There are a few conveyancing specialists carrying out attended exchanges. Please call us to obtain a conveyancing quote and details as to dates.
We are purchasing a newly converted apartment in Marlow with a loan from Platform Home Loans Ltd.We use our Marlow conveyancing practitioner but Platform Home Loans Ltd says he's not listed on their "panel". It seems we have little choice but to instruct a Platform Home Loans Ltd panel solicitor or retain our local solicitor and fork out for a Platform Home Loans Ltd panel lawyer to act for them. This seems very unfair; Can we not simply insist that Platform Home Loans Ltd use our lawyer?
No, not really. The mortgage issued to you is subject to its terms and conditions, one of which will be that solicitors needs to be on the Platform Home Loans Ltd solicitor panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Platform Home Loans Ltd
Is it the case that all Marlow solicitor practices on the UBS conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be regulated by the SRA. The majority of banks do list licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being difficult. The Marlow solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
About to purchase house in Marlow. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Marlow property lawyer is on the Co-operative conveyancing panel.
A friend suggested that where I am purchasing in Marlow I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Marlow conveyancing searches. It is not a small report of about 40 pages, listing and setting out significant information about Marlow around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Marlow Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Marlow Education with plans and statistics, Local Amenities and other useful information concerning Marlow.
I'm purchasing a new build house in Marlow with a loan from Alliance & Leicester . The builders refused to move on the amount so I negotiated £7000 of additionals instead. The sale representative suggested that I not to tell my solicitor about this extras as it may put at risk my mortgage with the bank. Is this normal?.
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.
What is the difference between surveying and conveyancing in Marlow?
Conveyancing - in Marlow or elsewhere - is the legal term given to transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are buying and will help you find out about the condition of the building and, if there are problems, give you leverage for negotiating the buying price down or asking the seller to fix the defects before you move in.