We note that you have a post code search directory identifying solicitors on the HSBC conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Marylebone?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Marylebone.
What happens if my lawyer’s firm is expelled from the Skipton Conveyancing panel ahead of completing my conveyancing in Marylebone?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am helping my niece sell her flat in Marylebone. Does the conveyancer arrange the energy performance certificate or should I organise this?
After the abolition of HIPs, EPC’s was left as a compulsory part of selling a house. An energy performance certificate needs to be to hand in advance of the property being marketed. This is not as aspect of the sale process that lawyers ordinarily organise. If you are instructing a Marylebone conveyancing lawyer they may help arrange energy performance certificates due to their contacts with long established Marylebone assessors
I am due to exchange contracts on my house. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being a right pain. The Marylebone solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
Our offer on a semi in Marylebone has been accepted, but there is a chain. The owners have put an offer on a property, but it’s not yet agreed to, and are looking at other flats booked. I have selected a nearby conveyancing solicitor in Marylebone. What do I do now? When should I get the mortgage application with TSB started?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then survey, Marylebone conveyancing search fees, etc). First, you must check that your solicitor is on the TSB conveyancing panel. As to the subsequent phase this very much dictated by the specifics of your transaction, attraction to the property and on the state of the market. In a hot market the majority of home buyers will apply for a home loan with TSB and pay for the valuation and only if it was satisfactory would they pay their lawyer to proceed with searches.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a simple, no chain conveyancing. Marylebone is where the house is located. What do you suggest?
Flying freeholds in Marylebone are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Marylebone you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Marylebone may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
What are your top tips when it comes to finding a Marylebone conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Marylebone conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with two or three firms including non Marylebone conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
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How experienced is the firm with lease extension legislation?
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Marylebone conveyancing firm to assist?
if there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to determine the price payable.
An example of a Lease Extension decision for a Marylebone premises is Flats 37 & 39 88/90 Portland Place in December 2010. The Tribunal determined that the premium payable for the lease extensions in respect of these two flats is as follows:- For Flat 37, the sum of £385,230.00 For Flat 39, the sum of £436,780.00 This case related to 2 flats. The unexpired residue of the current lease was 24.02 years.
Can you please explain what my options are where my Marylebone conveyancing searches shows negative entries?
Usually, almost all adverse entries arising from Marylebone conveyancing search responses can be handled before completion or title insurance could possibly be put on cover. You should note that regardless of the fact that you intend on acquiring the property and might be content to accept the search results, your building society or bank may not, and ultimately the decision rests with them.