I plan on acquiring an apartment in Danbury. My property lawyer is not listed on the lender conveyancing panel. Am I still permitted to use my Danbury conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?
Your options include
- Proceed with your chosen Danbury solicitor but your bank will undoubtedly retain a property lawyer from their conveyancing panel. This will result in additional fees together with potential frustration.
- Appoint a new conveyancing practitioner to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your solicitor to seek to join the mortgage company panel
Should our conveyancer be making enquiries regarding flooding during the conveyancing in Danbury.
Flooding is a growing risk for solicitors dealing with homes in Danbury. There are those who buy a house in Danbury, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, but there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which should figure out the risks in Danbury. The conventional set of completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to discover whether the premises has suffered from flooding. If the premises has been flooded in past which is not disclosed by the owner, then a purchaser could issue a legal claim for losses as a result of such an inaccurate response. A purchaser’s solicitors may also conduct an environmental report. This will reveal if there is any known flood risk. If so, more detailed investigations should be made.
I used Action Conveyancing a few years past for my conveyancing in Danbury. Now, I need my files however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Danbury of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am using a search engine for the term on line conveyancing in Danbury it shows results of many conveyancerslocally. With so much choice what is the best way to find the suitable solicitor for purchase transaction?
The best way of seeking a suitable conveyancer is through a personal referral, so ask colleagues and those you trust who have acquired a property in Danbury or a reputable estate agent or mortgage broker. Charges for conveyancing in Danbury differ, so it's a good idea to obtain a minimum of three fee estimates from different conveyancers. Be sure to secure confirmation that the costs are assured not to rise.
Last June I purchased a leasehold property in Danbury. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a ground floor flat in Danbury, conveyancing was carried out in 2006. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable flats in Danbury with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2093
You have 68 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
Is there a reason that Danbury conveyancing fees are more expensive for leasehold and freehold properties?
If buying a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control