Would the conveyancing solicitors that are recommend execute auction conveyancing in Dagenham?
We know of a number of auction lawyers we can put you in touch with those conducting auction conveyancing. Dagenham is just one of our locations in which our lawyers cover.
I am assisting my aunt sell her flat in Dagenham. Does the conveyancing solicitor commission an EPC or do I organise this?
After the demise of Home Information Packs, energy assessments became a required element of selling a property. An EPC should be to hand in advance of the property being put on the market. It is not as aspect of the sale process that solicitors normally organise. Where you are instructing a Dagenham conveyancing lawyer they might be willing to arrange EPC’s due to their relationships with reputable local energy assessors
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being problematic. The Dagenham solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have finally had an offer on an apartment in Dagenham accepted, the vendors do nevertheless have a dependent purchase. The owners have offered on on an apartment, but it’s not yet tied up, and are looking at other properties booked. I have instructed a nearby conveyancing solicitor in Dagenham. What do I do now? When do I get the mortgage application with Santander started?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then valuation, Dagenham conveyancing search costs, etc). The first course of action is to check that your conveyancer is on the Santander conveyancing panel. Regarding the next phase this very much dictated by the circumstances of your transaction, attraction to the property and on the state of the market. During a hot market many purchasers will apply for a home loan with Santander and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to press on with the conveyancing in Dagenham.
I am buying a new build house in Dagenham with the aid of help to buy. The sellers refused to move on the price so I negotiated 6k of extras instead. The house builders rep advised me not reveal to my solicitor about this side-deal as it would jeopardize my loan with Santander. Is this normal?.
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.
Due to the advice of my in-laws I had a survey completed on a property in Dagenham prior to retaining lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some banks will not grant a loan on a flying freehold property.
It depends who your proposed lender is. Santander has different requirements from Nationwide. Should you wish to call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Dagenham. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I better off to use a Dagenham conveyancing solicitor based in the vicinity that I am hoping to buy? An old friend can conduct the legal work however his firm is located approximately 350kilometers away.
The primary upside of using a high street Dagenham conveyancing firm is that you can attend the office to execute documents, hand in your ID and apply pressure on them if necessary. Having local Dagenham know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and on the whole were impressed that must trump using an unknown Dagenham conveyancing lawyer solely due to them being round the corner.
We are about to purchasing a property in Dagenham. Can the conveyancing practitioner keep the amount we are are purchasing for confidential from the likes of Rightmove. Is this achievable and how?
HM Land Registry by statute are bound to disclose price paid information on the official title for residential properties nationwide which includes properties in Dagenham. The Title Register is a public document, so the Land Registry would be breaching their statutory duty if they failed to grant access to the register.
In essence you can make a request of the Land Registry to hide the amount paid entry however the response will be in the negative.