Am I correct in assuming that the fact that my conveyancer in Danbury is not listed on my bank's conveyancing panel that there is a problem with the standard of her work?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Danbury conveyancing firm and enquire why they are no longer on the approved list for your bank.
My wife and I are due to exchange buying a property in Danbury but as a result of damage from some water damage at the property I have managed to agree recompense from the vendor of three thousand pounds taking the form of a reduction in the price. This was going to be dealt with as part of amending the contract but Virgin Money are not allowing this. Why were they involved?
Any conveyancer that is on the Virgin Money conveyancing panel is obliged to disclose to Virgin Money of any variations to the purchase price. If you were to refuse your solicitor to report the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new solicitor for your conveyancing in Danbury.
Hoping to buy a property located in Danbury and I am already nervous. I couldn't find anything specific about Danbury. Conveyancing will be needed in due course but do you know about the Danbury area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Danbury. In the meantime here are some basic statistics that we found
Am I best advised to go with a Danbury conveyancing solicitor based in the location that I am purchasing? I have an old university friend who can conduct the legal work but they are based approximately 350miles drive away.
The primary upside of using a high street Danbury conveyancing firm is that you can visit the firm to sign documents, deliver your ID and apply pressure on them where appropriate. Having local Danbury know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and they were content that should outweigh using an unfamiliar Danbury conveyancing solicitor solely due to them being based in the area.
Do you have any advice for leasehold conveyancing in Danbury from the perspective of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Danbury can be bypassed if you appoint lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation needed by the buyers’ conveyancers. In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Danbury state that internal structural changes or laying down wooden flooring require a licence from the Landlord consenting to such alterations. If you fail to have the consents in place do not contact the landlord without checking with your solicitor in the first instance. If you hold a share in a the freehold, you should ensure that you hold the original share certificate. Organising a re-issued share certificate is often a time consuming process and slows down many a Danbury home move. Where a new share certificate is required, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity. If there is a history of any disputes with your landlord or managing agents it is very important that these are settled before the property is put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic as opposed to unsettled. You believe that you know the number of years left on your lease but it would be advisable verify this via your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is below 80 years. It is therefore important at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale.
I am the registered owner of a ground floor flat in Danbury, conveyancing was carried out in 1996. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Danbury with over 90 years remaining are worth £185,000. The ground rent is £65 invoiced annually. The lease terminates on 21st October 2086
With only 60 years left to run we estimate the price of your lease extension to span between £20,000 and £23,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
Some months ago I was told by my bank that their panel conveyancers work on no completion no charge basis for conveyancing in Danbury. Our purchase fell through yet the lawyers have requested search fees! They are stating that the fees are nothing to do with their fees!
By promising "no completion no fee" Danbury conveyancing lawyers are waiving their fees for any work conducted. We should make it clear that this does not constitute an insurance scheme. Disbursements aren’t covered – where the solicitor have to pay money out to other people, for example Danbury local search fees