Am I correct in assuming that the fact that my conveyancer in Dagenham is not identified on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Dagenham conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Do the conveyancing lawyers listed on your site carry out attended exchange conveyancing in Dagenham?
We do have a number of conveyancing experts who can conduct personalised exchanges. Please e-mail us to get a conveyancing quote and details as to dates.
My apartment in Dagenham is up for sale and I have accepted an offer. Does the conveyancer need to be required to be on the Nationwide conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently in recent years.
I moved into my house on 16 April and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Dagenham advises it will be dealt with in a couple of weeks. Are properties in Dagenham uniquely lengthy to register?
As far as conveyancing in Dagenham is concerned, registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry have to notify any third parties. As of today in the region of 80% of submission are fully addressed within two weeks but occasionally there can be longer hold-ups. Registration takes place once the purchaser has moved in to the property thus an expedited registration is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
Due to the guidance of my in-laws I had a survey completed on a property in Dagenham ahead of retaining lawyers. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies will refuse to issue a mortgage on this type of property.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Nationwide. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Dagenham. Conveyancing will be smoother if you use a solicitor in Dagenham especially if they regularly deal with such properties in Dagenham.
I want to let out my leasehold apartment in Dagenham. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Notwithstanding that your last Dagenham conveyancing lawyer is not around you can check your lease to check if it allows you to sublet the premises. The accepted inference is that if the lease is silent, subletting is allowed. There may be a precondition that you need to obtain permission from your landlord or some other party in advance of subletting. This means that you cannot sublet in the absence of first obtaining permission. Such consent should not be unreasonably withheld. If the lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Dagenham conveyancing firm to represent me?
if there is a absentee freeholder or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the price payable.
An example of a Lease Extension matter before the tribunal for a Dagenham property 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 related to 1 flat. The unexpired lease term was 61.36 years.