We note that you have a search directory listing law firms on the Lloyds conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Dunstable?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Dunstable.
I am assisting my niece sell her house in Dunstable. Does the solicitor commission the energy assessment or it is for the seller to see to?
Following the demise of Home Information Packs, EPC’s remained a compulsory element of moving house. An energy performance certificate should be commissioned prior to the property being advertised. It is not as aspect of the sale process that law firms normally arrange. If you are using a Dunstable conveyancing lawyer they might be willing to arrange energy assessments given their relationships with long established Dunstable providers
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Dunstable bank branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Dunstable conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their specific requirements. I simply don't know who is right.
The lawyer must comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Dunstable solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Dunstable postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Dunstable.
My partner and I are downsizing from our home in Dunstable and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Dunstable conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a national conveyancing firm rather than a conveyancing solicitor in Dunstable. Having lived in Dunstable for many years we know of no issue. Should we get in touch with our local Authority to seek confirmation need.
It would appear that you have a conveyancing solicitor already. What do they say? You must enquire of 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 life insurance to cover that same illness)
I have been on the look out for a leasehold apartment up to £195,000 and identified one round the corner in Dunstable I like with amenity areas and transport links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Dunstable for this price, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage that many years may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
I was pointed in your direction by a number of property agents in Dunstable to choose a solicitor using your seach tool. What’s the financial advantage for Estate Agents to recommend your site over another?
We don’t make any referral fee for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
All being well we will complete the sale of our £450,000 apartment in Dunstable in just under a week. The managing agents has quoted £384 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Dunstable?
Dunstable conveyancing on leasehold apartments usually involves the buyer’s lawyer submitting questions for the landlord to address. Although the landlord is under no legal obligation to address such questions most will be willing to assist. They may levy a reasonable administration fee for answering enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is over three hundred pounds, in some situations it is in excess of £800. The administration charge levied by the landlord must be sent together with a summary of rights and obligations in relation to administration fees, otherwise the invoice is technically not due. In reality you have no option but to pay whatever is requested of you should you wish to complete the sale of your home.
Leasehold Conveyancing in Dunstable - Sample of Questions you should ask Prior to buying
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What is the length of the lease? Most Dunstable leasehold properties will be liable to pay a service bill for the upkeep of the block set on behalf of the freeholder. If you buy the apartment you will have to pay this contribution, usually quarterly during the year. This may vary from several hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a ground rent to be met annual, normally this is not a large amount, say approximately £50-£100 but you need to enquire it because on occasion it could be prohibitively expensive. Please tell me if there are any major works in the planning that will increase the maintenance costs?