The conveyancer who helped my last purchase has sent a quote for £1700 for leasehold conveyancing in Dagenham. I am selling a Edwardian house for £300,000. Are the quoted fees excessive? Is it above the norm for conveyancing in Dagenham?
The estimate does seem marginally overpriced. Where you are prepared to spend time comparing costs you may be able to get the conveyancing a bit cheaper by perhaps a hundred pounds. On the other hand, you maycome to regret choosing an a cheaper solicitor. If is important to ensure the solicitor can act for your bank. You can employ our search tool to get a quote a Dagenham conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Dagenham.
In what way does my ID and proof of funds have anything to do with my conveyancing in Dagenham? Is this really necessary?
Dagenham conveyancing solicitors and indeed property lawyers accross the UK have a duty under money laundering regulations to verify the identity of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to produce two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and proof of address (typically a Bank Statement less than 3 months old).
Confirmation of source of funds is also required in compliance with the money laundering statutes as conveyancers are mandated to investigate that the funds you are utilising to acquire a property (whether it be the deposit for exchange or the full purchase amount if you are buying without a mortgage) has originated from legitimate source (such as an inheritance) and is not the proceeds of criminal activity.
Is it the case that all Dagenham CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved solicitors?
It is true that some lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
We had appointed conveyancing lawyers located in Dagenham on the Nottingham solicitor approved list. They are now charging me an additional fee for handling the Nottingham mortgage. Is this an additional conveyancing fee set by Nottingham?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer may charge a fee for this. The fee is not set by Nottingham but by your Dagenham conveyancer. Plenty of firms on the Nottingham panel will quote ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
We are getting the release of further funds on our home loan from Skipton as we wish to conduct improvements to our property in Dagenham. Are we obliged to appoint a local Dagenham solicitor on the Skipton conveyancing panel to handle the legals?
Skipton don't usually require 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 Skipton list.
We are planning on selling our property in Dagenham and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Dagenham. We have lived in Dagenham for three years we know that this is a non issue. Should we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am on look out for some leasehold conveyancing in Dagenham. Before diving in I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and most are in Dagenham - 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.
I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Dagenham conveyancing firm to represent me?
Most definitely. We are happy to put you in touch with a Dagenham conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Dagenham premises is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The remaining number of years on the lease was 61.36 years.
18 days into purchasing a residence in Dagenham. Conveyancing lawyer has called to say the title is "Leasehold". Should this adversely affect our Santander valuation?
Dagenham conveyancing does not usually involve leasehold houses. The key consideration here is the unexpired lease term and the ground rent. If it's 999 years with a nominal rent, it's essentially freehold, so it shouldn't impact the value significantly.
On the flip side, if it's, say, Sixty years it is bound to have a significant effect on the saleability, and most likely wouldn't be acceptable to the bank. The remaining lease term and ground rent will be set out in the lease to be supplied to your conveyancing practitioner.