What is the difference between a licensed conveyancer and conveyancing solicitor in Marlow
Two types of professional can execute conveyancing in Marlow namely licenced conveyancers or solicitors. The two can provide conveyancing services that you need to complete the disposal or purchase of property. Both are obliged to conduct Marlow conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that the necessary procedures should be accurately attended to.
I can not fathom if my bank requires a lease extension. I have called my Marlow bank branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Marlow conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I simply don't know who is right.
The property lawyer must comply with the Council of Mortgage Lenders’ Handbook section two provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being pedantic. The Marlow solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial premises in Marlow?
Its becoming the norm that commercial conveyancing solicitors in Marlow will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Marlow. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Marlow.
For every commercial conveyancing transaction in Marlow it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Marlow commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Marlow.
I moved into my home on 12 March and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Marlow advises it should be registered in a couple of weeks. Are titles in Marlow uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Marlow registration formalities. As opposed to being determined by geographic area, timeframes can vary subject to who lodges the application, whether there are errors and if the Land registry communicate with any 3rd parties. As of today approximately 80% of such applications are completed within 12 days but some can be subject to protracted hold-ups. Historically registration occurs after the purchaser has moved in to the property therefore an expedited registration is not always an essential issue but where it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.
I'm buying my first flat in Marlow with the aid of help to buy. The developers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent suggested that I not disclose to my solicitor about this side-deal as it could affect my loan with the lender. 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.
Due to the guidance of my in-laws I had a survey completed on a property in Marlow before instructing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will not give a mortgage on a flying freehold house.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Marlow. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Marlow to see if the conveyancing costs will increase in light of this.
We own a leasehold flat in Marlow. Conveyancing was finalised in five years ago. I have read on a number of consumer forums that I mustn’t allow the lease length get too low. Why is that a problem?
Marlow leasehold properties are for a fixed period - normally ninety nine years when they started. However a significant appartments in Marlow were built or converted 20 or more years ago and so these leases now have less than 80 years remaining. This may sound like a long time but Banks, Building Societies and other mortgage institutions generally require leases to have at least seventy five years unexpired to be mortgageable. Accordingly when you come to sell the property you will need a lease extension if you are getting close to eighty years. To enhance your property value you should be thinking about whether or not to extend your lease long before you come to sell it. Furthermore significant benefits to taking action before the lease hits eighty years as when the lease is less than eighty years the amount to be paid to extend starts to get a lot more expensive.