My partner’s sister is a solicitor. I expect that I will receive friends and family rates for conveyancing, but if not, what level of figure would I typically be looking at for conveyancing in Danbury?
Do contrast pricing. Make use of our search tool on this site. The fees do contrast greatly but service levels do are distinct between property lawyers as is true with most professions.
My conveyancer has informed me that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Danbury?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Barclays and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
It is unclear whether my bank requires a lease extension. I have called my Danbury building society branch on various occasions and was told they are content with the situation and they will lend. My Danbury conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their specific requirements. I simply don't know who is right.
Your conveyancer must follow the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being pedantic. The Danbury solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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 am downsizing from our property in Danbury and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers instructed a national conveyancing firm rather than a conveyancing solicitor in Danbury. We have lived in Danbury for 5 years we know of no issue. Do we contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
How does conveyancing in Danbury differ for new build properties?
Most buyers of new build premises in Danbury approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Danbury typically acquire the site, 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 used to new build conveyancing in Danbury or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Danbury is where the house is located. What do you suggest?
Flying freeholds in Danbury are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Danbury you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Danbury may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am 17 days into a residential purchase having been referred to a firm by the estate agent to execute conveyancing in Danbury. We are not happy. Can you help me find new solicitors?
They would have to be really poor in order to consider replacing them. Has your loan offer been generated? If so you must advise them of the new contact details and have the loan are re-sent. The conveyancer should be on the lenders panel to avoid supplemental costs and frustration. That should be your starting point. The search tool can help you find a lender approved lawyer for your home move in Danbury