My Marlow conveyancer has discovered an inconsistency when comparing the information in the valuation survey and what is in the conveyancing documents. My solicitor says that he needs to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s course or action right?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am assisting my aunt sell her flat in Marlow. Will the conveyancer order an EPC or should I organise this?
Following the abolition of Home Information Packs, EPC’s was left as a mandatory component of moving house. An energy performance certificate needs to be to hand before the property is marketed. It is not a task that conveyancers ordinarily arrange. Where you are instructing a Marlow conveyancing lawyer they might help arrange energy performance certificates given their relationships with long established local accredited person
I currently have a mortgage with RBS for my property in Marlow. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
Your original mortgage agreement with RBS will provide that you need their approval before letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel firm.
About to purchase flat 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 Santander 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 conveyancing practitioner is on the Santander conveyancing panel.
I used Arc property Solicitors several years past for my conveyancing in Marlow. I now require my file however the law firm is no longer operating. What do I do?
Do call 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 retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the guidance of my in-laws I had a survey completed on a property in Marlow prior to appointing conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor has said that some banks tend not grant a loan on this type of home.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Marlow. Conveyancing will be smoother if you use a solicitor in Marlow especially if they are familiar with such properties in Marlow.
I need to instruct a conveyancing solicitor in Marlow for my home move. Is it possible to review a solicitor's complaints history with the profession’s regulator?
One can see documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA may recorded telephone calls for training requirements.
Estate agents have just been given the go-ahead to market my garden apartment in Marlow. Conveyancing solicitors are to be appointed soon, however I have just received a yearly maintenance charge invoice – what should I do?
The sensible thing to do is pay the invoice as normal given that all ground rent and service payments will be apportioned on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the registered owner of a basement flat in Marlow, conveyancing formalities finalised February 2010. 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 over 90 years remaining are worth £180,000. The ground rent is £65 levied per year. The lease finishes on 21st October 2083
With 58 years remaining on your lease we estimate the premium for your lease extension to range between £22,800 and £26,400 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.