Is it necessary to pay for insurance to cover chancel repairs when purchasing a house in Dagenham?
Unless a prior purchase of the house completed after 12 October 2013 you could assume that conveyancing practitioners delivering conveyancing in Dagenham to remain recommending a chancel search and or chancel repair liability insurance.
It has been 4 months since my purchase conveyancing in Dagenham took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Dagenham is the location of the property. What do you suggest?
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 thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dagenham may ascertain 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.
I'm converting the mortgage on my existing home to a BTL loan with Coventry Building Society and intend to use the remaining equity as a deposit on another house. The location we are looking at is Dagenham. Will your lawyers be able to act for the two lenders and tie in the transactions?
Do use our search tool on this site to be sure that the solicitors are on the appropriate lender panels. Assuming that they are the lawyer will be able to simultaneously deal with the two transactions but you should talk with you lawyer and specify your expectations and requirements.
What advice can you give us when it comes to appointing a Dagenham conveyancing practice to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Dagenham conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with two or three firms including non Dagenham conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
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If they are not ALEP accredited then why not? How experienced is the firm with lease extension legislation?
I am the proprietor of a first flat in Dagenham. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
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 decision for a Dagenham residence 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 number of years remaining on the existing lease(s) was 61.36 years.
My wife and I are purchasing a 2 bedroom flat in Dagenham. At the time of instructing our solicitor, they said that they were on all major UK lender panels. Our mortgage broker contacted us yesterday to advise that they are not on the Kent Reliance approved list. If it turns out to be true, what should we do? Should we simply pick a different property lawyer that is on their panel or do we pay for dual representation, with Kent Reliance selecting their own preferred conveyancing practitioner.
If you are acquiring a property needing a mortgage it is usual for the purchaser’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's list of approved lawyers. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancer has to fulfill. Some mortgage companies now insist their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your lawyer should call Kent Reliance to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on Kent Reliance's conveyancing panel and you may continue to use your own Dagenham solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.