Can you help? My Dunstable solicitor is informing me me that he has toapply for Dunstable conveyancing searches becausethe firm are on the Lloydssolicitor panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Dunstable conveyancing searches.
Completed the sale of my flat in Dunstable last November yet the purchaser is calling me to say her lawyer is waiting to hear from mine. What should have happened now that I have sold?
Following your disposal your conveyancer should send the transfer documentation and all additional paperwork to the buyer’s conveyancer. Where relevant, your lawyer should also send confirmation that the legal charge in favour of the lender has been paid off to the buyers conveyancers. There are no post completion tasks peculiar conveyancing in Dunstable.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a residence in Dunstable?
Unless a previous acquisition of the property took place post 12 October 2013 you may expect lawyers delivering conveyancing in Dunstable to remain recommending a chancel search and or chancel repair liability policy.
How does conveyancing in Dunstable differ for new build properties?
Most buyers of new build property in Dunstable come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because house builders in Dunstable tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Dunstable or who has acted in the same development.
I have been on the look out for a flat up to £245,000 and identified one near me in Dunstable I like with a park and transport links in the vicinity, the downside is that it only has 61 remaining years left on the lease. There is not much else in Dunstable for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan the remaining unexpired lease term will be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
My wife and I purchased a leasehold house in Dunstable. Conveyancing and Leeds Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing practitioner in Dunstable who previously acted has now retired. Any advice?
First contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Dunstable conveyancing lawyer to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Dunstable Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
Please inform me if there are any major works in the near future that will add a premium to the maintenance charges? This question is helpful as a) areas can cause problems in the block as the communal areas may begin to deteriorate where maintenance remain unpaid b) if the tenants have a dispute with the managing agents you will need to have complete disclosure Are any of leasehold owners in dispute over their service charge liability?