Is it the case that all Dagenham solicitors on the Nationwide conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be overseen by the SRA. Some banks do allow licenced conveyancers on their panel and in such a situation the organisation would be regulated by the Council of Licensed Conveyancers.
I am expecting a DIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Dagenham solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Dagenham solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
I have decided to exercise my right to buy my property in Dagenham off the council. I have a mortgage offer with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I purchased my apartment on 13 March and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Dagenham advises it would be dealt with inside ten days. Are properties in Dagenham uniquely lengthy to register?
There is nothing unique about conveyancing in Dagenham registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. At present in the region of 80% of submission are completed within 12 days but occasionally there can be longer delays. Historically registration takes place once the purchaser is living at the premises so 'speed' is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor must speak with the land registry and explain the circumstances.
How does conveyancing in Dagenham differ for newly converted properties?
Most buyers of new build premises in Dagenham contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Dagenham tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Dagenham or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Dagenham is the location of the property. Is there any guidance you can impart?
Flying freeholds in Dagenham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dagenham you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dagenham may decide 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.
As co-executor for the will of my father I am disposing of a residence in Monmouth but reside in Dagenham. My solicitor (approximately 260 kilometers from mehas requested that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing lawyer in Dagenham who can attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are Dagenham based
I today plan to offer on a house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have subsequently found out that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a leasehold house in Dagenham. Conveyancing advisers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Dagenham ?
The majority of houses in Dagenham are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are purchasing in Dagenham so you should seriously consider shopping around for a Dagenham conveyancing solicitor and be sure that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your solicitor will appraise you on the various issues.
I am the proprietor of a second floor flat in Dagenham. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium due for a lease extension?
if there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to calculate 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 related to 1 flat. The unexpired term was 61.36 years.