Unfortunately I am unable to travel far from Danbury. Is there a reason why all Danbury conveyancers aren't included on all bank panels?
As inequitable as it may appear for lenders to restrict who can represent them, from the public’s or lawyer’s point of view, the other side of the coin is that mortgage companies are becoming ever more anxious and regard it necessary to protect them from illegal activities. As a result of this concern lenders have reduced their panel of approved conveyancing lawyers to a manageable size.
Can I be sure that the Danbury conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Danbury seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your conveyancing.
Last month we had a mortgage agreed in principle with RBS. Danbury conveyancing practitioners have been selected. What is the average time that one could expect to receive a mortgage offer from RBS?
Some lenders take longer than others. Have RBS conducted the valuation? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am selling my apartment. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being pedantic. The Danbury solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
My wife and I purchased a 4 bedroom Edwardian property in Danbury. Conveyancing practitioner represented me and Chelsea Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Danbury and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing solicitor who conducted the work.
What does commercial conveyancing in Danbury cover?
Danbury conveyancing for business premises covers a wide array of guidance, supplied by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
We are 3 weeks into a residential purchase having been directed to solicitors by the estate agent to execute conveyancing in Danbury. I am not happy. Could you you assist me in finding new conveyancers?
A solicitor would need to be really bad to suggest diss instructing them. Has the mortgage offer been sent? If so you will need to inform them of the new contact details and have the offer are re-issued. The conveyancer needs to be on the mortgage company approved list to avoid added fees and delays. So that should be your starting point. The find a solicitor tool should help you find a bank approved conveyancer for your home move in Danbury
Last April I purchased a leasehold flat in Danbury. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Danbury - A selection of Questions you should consider before buying
Best to be warned if redecorating or some other major work is anticipated that will be shared between the tenants and may well materially impact the level of the service costs or require a specific payment. How many of the leaseholders are in arrears for their maintenance charge payments? How is the lease structured?