We hired a high street lawyer for my conveyancing in Dagenham yesterday. After carefully reading the official terms of business it is apparent thatI am liable for fees even if the sale aborts. Should I ditch them and use a web based lawyer who offer no completion no cost conveyancing in Dagenham?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the conveyancing charges will tend to be be more expensive to cover those conveyances that abort. You should be mindful that these arrangements generally do not cover expenses such as Dagenham conveyancing search charges.
I have given 2 months notice to my existing landlord and must be out of my let out apartment in Dagenham by the end of next month. Conveyancing on my purchase has just started. How realistic is it to complete in six weeks as don't want to have to find short term accommodation?
Generally one should not give notice for your tenancy until exchange of contracts has taken place. Assuming that you have not already done so, update to your conveyancer and urge them to they seek the assistance the owners lawyers, try to an acceptable time-line that everyone will aim to achieve
I am helping my sister sell her flat in Dagenham. Does the conveyancing solicitor arrange the energy assessment or should I organise this?
After the abolition of HIPs, energy performance certificates was retained a compulsory element of selling a property. An energy performance certificate must be commissioned in advance of the property being advertised. This is not a task that solicitors ordinarily arrange. Where you are instructing a Dagenham conveyancing solicitor they might be able to arrange energy assessments due to their relationships with long established Dagenham accredited person
I have decided to exercise my right to buy my property in Dagenham off the council. I have a mortgage offer with Leeds Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Dagenham solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Dagenham surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How do I use your search facility to select a conveyancing practitioner in Dagenham on the approved list for my mortgage?
Step one is to select a lender such as Barclays , The Mortgage Works or TSB then specify your location for instance Dagenham. Conveyancing firms in Dagenham and further afield will then be listed.
I need to appoint a conveyancing solicitor for freehold conveyancing in Dagenham. I have land on a site which appears to be the ideal solution If it is possible to get all formalities completed via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Do you have any advice for leasehold conveyancing in Dagenham from the point of view of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Dagenham can be bypassed if you appoint lawyers as soon as you market your property and ask them to collate the leasehold documentation needed by the buyers’ lawyers. You believe that you know the number of years remaining on your lease but you should verify this by asking your solicitors. A purchaser's conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is less than 80 years. It is therefore essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. If you have had conflict with your freeholder or managing agents it is essential that these are resolved before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to present the dispute as over as opposed to ongoing. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Organising a replacement share certificate can be a lengthy process and frustrates many a Dagenham home move. Where a duplicate share certificate is necessary, do contact the company officers or managing agents (if applicable) for this as soon as possible. A minority of Dagenham leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.
I inherited a two-bedroom flat in Dagenham. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
Most certainly. We are happy to put you in touch with a Dagenham conveyancing firm who can help.
An example of a Lease Extension case for a Dagenham flat 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 related to 1 flat. The remaining number of years on the lease was 61.36 years.