Unfortunately I am unable to travel far from Marlow. I would like to know the logic why all Marlow conveyancing practitioners are not on all mortgage company panels?

Lenders ordinarily restrict either the type or volume of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have at least two partners. As well as restricting the nature of firm, some lenders made a decision to restrict the number of conveyancers they allow to represent them. You should note that banks have no responsibility for the standard of advice provided by any Marlow conveyancing practitioner on their approved list. Mortgage fraud was a key driver in the rationalisation of solicitor panels from 2008 even though there are opposing thoughts concerning the extent of solicitor involvement in some of that fraud. Data from HMLR indicates that thousands of law practices only transact one or two conveyances annually. Those advocating conveyancing panel culls ask why law firms deserve claim to be on a bank panel when clearly property law is not their speciality?

I am selling my home in Marlow. Will my property lawyer have to be on the Skipton conveyancing panel in order to deal with redeeming my mortgage?

Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.

About to purchase a new build apartment in Marlow. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Marlow

Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan.

I am in need of some leasehold conveyancing in Marlow. Before I set the wheels in motion I would like to find out the unexpired term of the lease.

If the lease is registered - and most are in Marlow - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Marlow Conveyancing for Leasehold Flats - A selection of Queries Prior to Purchasing

It is important to be aware whether changing the roof or some other major work is coming up to be shared between the leaseholders and will materially impact the level of the service fees or necessitate a one time payment. Does this lease have in excess of 85 years unexpired? You should be aware if it is fewer than eighty years it will have adverse implications on the value of the property. Check with your lender that they are content with the length of the lease. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and it is worth discovering how much this will be. For most Marlowlease extensions you would be be obliged to have owned the premises for two years in order to be legally able to exercise a lease extension.

When it comes to my conveyancing in Marlow should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Marlow conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.