As someone with no idea as to the Dagenham conveyancing process what is your top tip you can impart concerning the ownership transfer in Dagenham
Not many law firms or advisers will tell you this but conveyancing in Dagenham and elsewhere in London is an adversarial experience. Put another way, when it comes to conveyancing there is an abundance of opportunity for conflict between you and other parties involved in the ownership transfer. For example, the seller, property agent and even potentially a mortgage company. Selecting a solicitor for your conveyancing in Dagenham is a critical decision as your conveyancer is your adviser, and is the ONE person in the legal process whose interest is to protect your best interests and to protect you.
Every so often a third party with a vested interest will attempt to persuade you that it is in your interests to do things their way. As an example, the selling agent may claim to be helping by suggesting your solicitor is dragging his heels. Or your mortgage broker may advise you to do something that is against your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I'm purchasing a new build house in Dagenham benefiting from help to buy. The sellers refused to move on the price so I negotiated £7000 of extras instead. The property agent suggested that I not disclose to my solicitor about the extras as it may impact my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Dagenham is where the house is located. Can you offer any opinion?
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 must be sure that your lawyer goes through the deeds very carefully. Your bank 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 premises.
Am I better off to appoint a Dagenham conveyancing practitioner based in the vicinity that I am buying? I have an old university friend who can handle the legal formalities but they are based a couple of hundredmiles drive away.
The benefit of a high street Dagenham conveyancing practice is that you can visit the firm to sign paperwork, deliver your ID and pester them where appropriate. Having local Dagenham know how is a benefit. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were impressed that should outweigh using an unknown Dagenham conveyancing lawyer just because they are based in the area.
I have just started marketing my ground floor apartment in Dagenham. Conveyancing solicitors are to be appointed soon, however I have just had a yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is pay the service charge as you normally would because all ground rent and maintenance charges will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
We have reached the end of our tether in seeking a lease extension in Dagenham. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. 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 was in relation to 1 flat. The remaining number of years on the lease was 61.36 years.
My husband and I are FTB’s just having agreed a price on a property in Dagenham, and are now looking to get solicitors instructed. We have used the different comparison tools and the quotes are from all over the country. Is it essential to have a Dagenham lawyer local to your potential new home? I am happy to do all the communicating over the internet, but I guess at some point we may be required to physically go into the conveyancer's office to sign documents?
There is no requirement to attend the office of your lawyer, they can send any relevant papers to you, which you can sign and send back. Many buyers and sellers choose to use a locally based solicitor, but it is not a prerequisite for conveyancing in Dagenham.