We just had an offer accepted to buy with Norwich and Peterborough Building Society. I popped in a few local firms yet am unable to find a Danbury conveyancing firm on the Norwich and Peterborough Building Society panel. Can you help?
Please do take advantage of the search tool on this web page. Pick the building society and type Danbury or your preferred area and you will discover a number of lawyer located in Danbury or by proximity to you.
My wife and I have arranged a further advance on our home loan from Virgin Money as we intend to conduct alterations to our property in Danbury. Do we need to appoint a bricks and mortar Danbury solicitor on the Virgin Money conveyancing panel to handle the paperwork?
Virgin Money would not normally instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money conveyancing panel.
We have a mortgage agreed in principle with Kent Reliance. Danbury conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from Kent Reliance?
Some lenders take longer than others. Have Kent Reliance completed the valuation? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Danbury building society branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Danbury conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancer has to follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling our house in Danbury and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the buyers used a web based conveyancing practice rather than a conveyancing solicitor in Danbury. Having lived in Danbury for 4 years we know of no issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Danbury is where the house is located. Can you shed any light on this issue?
Flying freeholds in Danbury are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Danbury you would need to get your solicitor to go 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 Danbury 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 premises.
In my capacity as executor for the estate of my uncle I am selling a property in Swansea but live in Danbury. My conveyancer (based 235 miles awayhas requested that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Danbury who can attest this legal document for me?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Danbury based
I am short of a 10% deposit on my house purchase in Danbury , but I am keen exchange. Do I have options?
You can accept a smaller deposit. Many sellers will agree to a lower deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment