Can I use your services to find a Conveyancing solicitor in Dunstable even where I’m not buying or disposing of a house, for instance where I wish to buy an office in Dunstable with a mortgage from Bank of Ireland?
Our comparison service is predominantly there to locate domestic conveyancing solicitors in Dunstable but we have set out at the bottom of this page some Dunstable commercial conveyancing firms. You should make contact with the company directly to see if they are also authorised to represent Bank of Ireland
I am purchasing a new build house in Dunstable benefiting from help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not inform my conveyancer about this extras as it would affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I have been on the look out for a ground for flat up to £235,500 and found one near me in Dunstable I like with open areas and transport links nearby, the downside is that it's only got 61 years on the lease. There is not much else in Dunstable in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you require a mortgage the remaining unexpired lease term may be problematic. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you may ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
Do I need to be suspicious by brokers that I am dealing with are encouraging me to use a national conveyancing firm as opposed to a local Dunstable conveyancing firm?
As with many professional services, often suggestions from connections can be extremely useful or valuable. Nevertheless there are lots of players in a conveyancing matter; estate agents, financial adviser and mortgage companies may suggest solicitors to instruct. On occasion the conveyancers might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the endorsement. You are free to appoint your own conveyancer. Don't forget that the majority of mortgage providers operate an approved list of conveyancers you have to use for the mortgage aspect of your house move.
I have been sourcing a conveyancing solicitor in Dunstable for my home move. Can I review a firm’s complaints history with the profession’s regulator?
You can find presented Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator could recorded telephone calls for training requirements.
My son is just in the process of moving house, the home loan was agreed last week in principle. After the seller agreed the offer on the house we telephoned the mortgage institution to go forward with his. We were disappointed to learn that banks do not accept all conveyancing practitioner, they must be on their panel, is this legal?
Lenders ordinarily imposes restrictions either the type or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Dunstable property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.