We are hoping to acquire a 2 bedroom apartment in Dunmow with a mortgage. We have a Dunmow solicitor, but the bank says she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Dunmow solicitor and pay for one of their panel lawyers to act for them. We feel that this is unjust; are we not able to insist that the bank use our Dunmow lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower 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 Dunmow conveyancing solicitor to apply to be on the conveyancing panel.
Can your site be used to recommend a Conveyancing solicitor in Dunmow even where I’m not purchasing or disposing of a house, for example if I wish to acquire a shop in Dunmow with a mortgage from Alliance & Leicester ?
Our search tool is predominantly there to find domestic conveyancing solicitors in Dunmow but we have set out at the bottom of this page some Dunmow commercial conveyancing firms. You will need to make contact with the solicitors directly to establish if they are also authorised to represent Alliance & Leicester
I am planning to acquire a flat and require a conveyancing solicitor in Dunmow who is on the Platform Home Loans Ltd solicitor. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Platform Home Loans Ltd in certain locations such as Dunmow. We dont recommend any particular firm.
I used Wolstenholmes a few years ago for my conveyancing in Dunmow. Now, I need my documents but cannot find the solicitor. 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 Dunmow of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Dunmow benefiting from help to buy. The builders refused to reduce the price so I negotiated 6k of additionals instead. The property agent advised me not to tell my conveyancer about the deal as it may put at risk my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've found a house that appears to tick a lot of boxes, at a great price which is making it all the more appealing. I have since found out that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a house with a leasehold title in Dunmow. Conveyancing advisers have are about to be instructed. Will they explain the issues?
The majority of houses in Dunmow are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Dunmow in which case you should be shopping around for a Dunmow conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’sconsent to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the property is located on an estate. Your solicitor should appraise you on the various issues.
I bought a leasehold flat in Dunmow, conveyancing was carried out August 1999. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Dunmow with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2102
With only 76 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.