My financial adviser says he needs my Marylebone law firm’s panel reference for the Santander conveyancing panel. How do I find this out. I have e-mailed my local Marylebone office but they don't know it.

The sensible thing to do is ask for this information from your Marylebone lawyer . They should have a central record lender panel numbers.

Our conveyancer has identified a a problem with the lease for the flat we are purchasing in Marylebone. The seller’s lawyers have suggested defective title insurance as a workaround. We are content with insurance and will cover the costs. Our conveyancer has advised that he must check that the mortgage company is willing to move forward with this solution. Who is the client here, us or the lender?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.

Can I use your services to find a Conveyancing solicitor in Marylebone even where I’m not purchasing or selling a house, for instance where I wish to buy a shop in Marylebone with a loan from Accord Mortgages Ltd?

The service is mainly utilised to select residential conveyancing solicitors in Marylebone but we have recorded at the end of this page a selection of Marylebone commercial conveyancing firms. You should make contact with the solicitors directly to check if they are also authorised to represent Accord Mortgages Ltd

A colleague advised me that in purchasing a property in Marylebone there may be various restrictions limiting what one can do in terms of external changes to the property. Is this right?

We are aware of anumerous of properties in Marylebone which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Marylebone should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We previously instructed conveyancing lawyers located in Marylebone on the Clydesdale solicitor approved list. They are now charging me a separate fee for the legal aspects of the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?

Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner can levy a fee for this. The fee is not dictated by Clydesdale but by your Marylebone property lawyer. Plenty of firms on the Clydesdale panel will levy ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.

I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Marylebone building society branch on numerous occasions and was informed it wasn't a problem and they would lend. My Marylebone conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Provided that the solicitor is on the mortgage company panel, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Will commercial conveyancing searches disclose proposed roadworks that could affect a commercial estate in Marylebone?

Many commercial conveyancing solicitors in Marylebone will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Marylebone. The search result provides definitive information 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 Marylebone.

For every commercial conveyancing transaction in Marylebone it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may result in delays to Marylebone commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Marylebone.