How up to date is your database of Dunmow solicitors on the TSB conveyancing panel? Do TSB send you an updated list?
Dunmow conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a two bedroom flat in Dunmow. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will find a local conveyancing solicitor in Dunmow?
On the day of completion you will not be required to attend the conveyancers office in Dunmow. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
We are due to move property in August. Will my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you suggest a removal company in Dunmow. Conveyancing firm was found before I stumbled across your page.
On the day of completion you will need to collect the house keys from the estate agent but this can only happen after the sellers lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you should advise the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can assist you in finding a residential property solicitor in Dunmow or a legal practice that specialises in conveyancing in Dunmow.
After weeks of negotiation I have agreed a price on a house in Dunmow. My mortgage broker recommended their conveyancers. I paid an advanced payment of £225. Not long after, the lawyer contacted me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Will our conveyancer be raising questions regarding flooding as part of the conveyancing in Dunmow.
Flooding is a growing risk for conveyancers dealing with homes in Dunmow. Some people will buy a property in Dunmow, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Dunmow. The conventional set of property information forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to find out if the property has ever been flooded. If the residence has been flooded in past and is not revealed by the vendor, then a purchaser may bring a claim for damages stemming from an inaccurate answer. A purchaser’s solicitors will also carry out an enviro report. This will indicate whether there is any known flood risk. If so, additional investigations should be carried out.
I am purchasing my first flat in Dunmow benefiting from help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The property agent told me not inform my solicitor about the deal as it could put at risk my mortgage with Yorkshire Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In scouring the world wide web for the words on line conveyancing in Dunmow it reveals numerous conveyancersin the area. How do I determine which is the right solicitor for the sale of my house?
The ideal way of finding the right conveyancer is through a trusted referral, so seek the counsel of friends and those you trust who have purchased a property in Dunmow or the respected estate agent or financial adviser. Charges for conveyancing in Dunmow differ, so it's advisable to secure a minimum of four estimates from different law firms. Dont forget to clarify that the charges are assured not to to be inflated.
My wife and I purchased a leasehold flat in Dunmow. Conveyancing and Santander mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing practitioner in Dunmow who previously acted has now retired. What should I do?
First contact HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to instruct a Dunmow conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a studio flat in Dunmow, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Similar properties in Dunmow with over 90 years remaining are worth £197,000. The ground rent is £55 invoiced every year. The lease finishes on 21st October 2079
You have 56 years remaining on your lease we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as legals.
The figure 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 due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.