We were about to choose a conveyancing solicitor in Marlborough recommended by you but have come across alternative estimates on the internet seem less expensive – why is this?

One can find lots of conveyancers advertising what appear to be extremely cheap conveyancing in Marlborough. You should think twice about how important this transaction is to you that you are willing to be penny wise pound foolish in relation to the quality of the legal work. Some hide additional charges deep into the terms and conditions. The conveyancers that we list for conveyancing in Marlborough will notbehave this way.

My husband and I are nearing an exchange on a house in Marlborough and my mum and dad have sent the 10% deposit to my lawyer. I am now told that as the deposit has been sent from someone other than me my property lawyer needs to make a notification to my bank. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I disclosed to the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?

Your property lawyer is obliged to clarify with mortgage company to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.

I am helping my aunt sell her house in Marlborough. Does the conveyancing solicitor arrange an energy performance certificate or should I organise this?

Following the abolition of Home Information Packs, energy performance certificates became a required element of moving property. An energy assessment should be commissioned prior to the property being marketed. This is not a task that lawyers ordinarily organise. If you are using a Marlborough conveyancing practitioner they may be able to arrange energy performance certificates given their contacts with reputable local providers

My wife and I have organised the release of further funds on our mortgage from Kent Reliance as we wish to carry out a loft conversion to our house in Marlborough. Are we obliged to appoint a bricks and mortar Marlborough solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?

Kent Reliance don't usually instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance conveyancing panel.

I currently have a mortgage with Santander for my property in Marlborough. Conveyancing was finalised 12 months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Santander?

Santander must be informed of your intention prior to renting your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander 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 Santander directly. You need not do this via a Santander conveyancing panel solicitor.

I am four weeks into a freehold purchase having been referred to conveyancers by the estate agent to carry out the conveyancing in Marlborough. I am am very frustrated with the level of service. Can you help me find new conveyancers?

They would have to be very bad to suggest changing them. Has the mortgage offer been generated? In the event that it has you need to inform them of the new conveyancer and get the loan are issued to the new lawyers. Your conveyancer should be on the banks approved list to avoid added expenses and complications. So that should be your first question of the new solicitors. The find a solicitor tool will assist you in finding a lender approved lawyer for your conveyancing in Marlborough

Last August I purchased a leasehold property in Marlborough. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Marlborough Leasehold Conveyancing - A selection of Questions you should consider before Purchasing

You should want to find out as much as possible about the managing agents as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to every day issues like the upkeep of the common parts. Ask prospective neighbours what they think of them. Finally, investigate as to the dates that you are obliged pay the service charge to the appropriate party and specifically how they are spending the funds. Best to be warned if window replacement or some other significant cost is due in the near future to be shared by the leaseholders and may well dramatically increase the the service fees or necessitate a one time invoice. Does the lease contain onerous restrictions?