The Dagenham conveyancing lawyers that I appointed last week on my house acquisition in Dagenham have suddenly closed. They were on acting for me because I needed a lawyer on the HSBC conveyancing panel and my previous Dagenham lawyer was not. I paid them 275 plus VAT on account. What should be my next steps?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
There is lots of here about conveyancing in Dagenham but what is your top tip for selecting the right conveyancer in Dagenham
It would be unwise to be tempted by the cheapest Dagenham conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is there a list of Leeds Building Society panel conveyancers in Dagenham on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings available on the web. Where you are looking for a Dagenham conveyancer on the Leeds Building Society please use our facility.
I have decided to exercise my right to buy my property in Dagenham off the council. I have a mortgage agreed with Principality. Conveyancing is new to me. 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 Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who conducted the conveyancing in Dagenham 10 years ago no longer exist. What do I do?
As long as the title is registered the details of your ownership will be recorded by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, identify your property and secure up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be ordered for a small fee.
Due to the advice of my in-laws I had a survey completed on a house in Dagenham ahead of instructing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some lenders may not grant a loan on such a home.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. Should you wish to call us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Dagenham. Conveyancing will be smoother if you use a solicitor in Dagenham especially if they regularly deal with such properties in Dagenham.
I was recommended by a number of selling agents in Dagenham to locate a conveyancer on your site. Is there a financial incentive for Estate Agents to market your services over alternative conveyancing organisations?
We refuse to give any referral fee for sending work in our direction. We thought it would be too underhand to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Dagenham conveyancing firm to assist?
in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to determine the price payable.
An example of a Lease Extension case 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 unexpired lease term was 61.36 years.
What makes a Dagenham lease problematic?
Leasehold conveyancing in Dagenham is not unique. All leases are individual and legal mistakes in the legal wording can sometimes mean that certain provisions are wrong. For example, if your lease is missing any of the following, it could be defective:
Service charge per centages that don't add up correctly leaving a shortfall Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Barnsley Building Society, and Godiva Mortgages Ltd all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, obliging the buyer to withdraw.