It has come to my attention via my IFA that my Dagenham property lawyer is not on the mortgage company Solicitor panel. What can I do to check?
The first thing you need to do is to call your Dagenham conveyancer. You lawyer should advise you of the situation. Where they are not on the panel they may recommend you to a Dagenham conveyancing practice that is on the approved list of lawyers for your mortgage company.
Our grandson is buying a newly built flat in Dagenham with a mortgage from Virgin Money. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Virgin Money conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Virgin Money conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
What is the first thing I need to know about purchase conveyancing in Dagenham?
You may not hear this from too many lawyers but conveyancing in Dagenham and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of room for confrontation between you and others involved in the legal transfer of property. For instance, the vendor, property agent and even potentially your mortgage company. Choosing a solicitor for your conveyancing in Dagenham an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose responsibility is to act in your best interests and to keep you safe.
On occasion a potential adversary may attempt to convince you that you should follow their advice. For instance, the property agent may claim to be assisting by suggesting your lawyer is wrong. Or your financial adviser may tell you to do something that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties in the home moving process.
I got the keys to my apartment on 7 August and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Dagenham expressed confidence that it will be recorded in a couple of weeks. Are transfers in Dagenham uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Dagenham registration formalities. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether it is in order and if the Land registry communicate with any interested persons or bodies. As of today in the region of 80% of submission are completed within 12 days but occasionally there can be protracted delays. Historically registration occurs after the new owner has moved in to the property thus an expedited registration is not typically top priority but if there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.
The estate agent has sent us the confirmation of our purchase of a new build flat in Dagenham. 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 legal work.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Dagenham
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Dagenham is the location of the property. Can you shed any light on this issue?
Flying freeholds in Dagenham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dagenham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dagenham 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.