The lawyer who helped my previous purchase has quoted £1400 for freehold conveyancing in Dagenham. I am hoping to downsize from a Victorian detached home for £225,000. Are the quoted fees excessive? Is it in excess of what I should be paying for conveyancing in Dagenham?
The charges are a bit high. If you are willing to invest time contrasting quotes you may be able to shave off some of the cost by say £125. That being said, you mightcome to regret opting for an an untested conveyancer. Remember to be sure that the firm can act for your mortgage company. Do use our comparison tool to find a Dagenham conveyancing firm on the banks conveyancing panel which can often include conveyancing solicitors in Dagenham.
My Dagenham lawyer has identified a difference when comparing the information in the home valuation report and what is in the conveyancing documents. My lawyer has advised that he must check that the lender is happy with this discrepancy and is still content to lend. Is my solicitor’s approach correct?
Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I'm the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Dagenham. The Dagenham property was put into my name in July. I want to move. I do know about the CML six month 'rule', which means that my property ownership will be regarded the same way as if I'd bought the house in July. Will no one buy the property for half a year?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Some mortgage companies would take a practical view as this provision is primarily there to identify subsales or the wholesaling and assigning of properties.
When it comes to lenders such as Nationwide, do Dagenham solicitors incur a fee to be on the list of approved solicitors?
We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I am selling my house. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Dagenham solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a property in Dagenham? or I am told that there is a law dating back centuries that could mean that house owners residing in a parish church boundary may be liable to pay for repairs to the chancel in proximity to the church. Is this relevant for conveyancing in Dagenham?
Unless a prior purchase of the house took place post 12 October 2013 you could assume that conveyancing practitioners conducting conveyancing in Dagenham to continue to recommend a chancel search and or chancel repair liability policy.
I moved into my home on 6 May and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Dagenham expressed confidence that it would be dealt with inside ten days. Are properties in Dagenham uniquely lengthy to register?
As far as conveyancing in Dagenham is concerned, registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether there are errors and if the Land registry must send notices to any other persons or bodies. Currently in the region of three quarters of such applications are fully dealt with within 12 days but occasionally there can be longer delays. Historically registration takes place once the new owner has moved in to the property so 'speed' is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.
What are your top tips when it comes to choosing a Dagenham conveyancing firm to deal with our lease extension?
When appointing a property lawyer for lease extension works (regardless if they are a Dagenham conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Dagenham conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
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What are the charges for lease extension work? Can they put you in touch with clients in Dagenham who can give a testimonial?
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Dagenham conveyancing firm to represent me?
Absolutely. We can put you in touch with a Dagenham conveyancing firm who can help.
An example of a Lease Extension case for a Dagenham premises is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The unexpired residue of the current lease was 61.36 years.