I just acquired a house at auction in Great Dunmow. Conveyancing is needed. What is next?
Now that you are to all intents and purposes signed on the dotted line you will need to hire the services of a conveyancing practitioner soon as you will have a fast approaching a drop dead date to complete the purchase. All auction property will have a corresponding legal pack. This will likely include most,if not all of the paperwork that your conveyancer requires. Where you are dealing with leasehold premises the legal papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should give this to the conveyancer working for you as soon as possible. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.
Are all Great Dunmow Conveyancing Quality Solicitors on the Yorkshire BS conveyancing list of approved practices?
It is true that some lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
After weeks of negotiation I have agreed a price on an apartment in Great Dunmow. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an on account payment of £225. A few days later, the conveyancer called me to say that they were not on the Clydesdale 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 Clydesdale 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.
It has been 2 months following my purchase conveyancing in Great Dunmow took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Great Dunmow differ for newly converted properties?
Most buyers of new build residence in Great Dunmow contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is constructed. This is because house builders in Great Dunmow usually buy 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 conveyancing solicitors 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 used to new build conveyancing in Great Dunmow or who has acted in the same development.
I am looking for a leasehold apartment up to £245,000 and found one round the corner in Great Dunmow I like with open areas and railway links nearby, the downside is that it's only got 51 years on the lease. There is not much else in Great Dunmow for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a mortgage that many years may be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.
I need to instruct a conveyancing lawyer in Great Dunmow for my home move. Can I see a solicitor's record with the profession’s regulator?
Members of the public may see documented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may recorded call for training reasons.
Me and my partner are hoping to buy a four room bungalowin Great Dunmow with a loan from a mortgage company. We would like to retain our solicitor in Great Dunmow yet our bank says she’s not on their "panel". We have to appoint from the our bank panel firms or keep our Great Dunmow conveyancer and pay for one of their panel ones to represent our mortgage company. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The lender mortgage issued is subject to its terms and conditions, one of which will be that lawyers will on the lender's conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels, including almost all conveyancing solicitors in Great Dunmow : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your lender.