Is it correct that all Dunmow CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved solicitors?
It is true that some lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
We previously selected solicitors locally in Dunmow on the Virgin Money solicitor panel. They have just billed me a further amount for the legal aspects of the Virgin Money mortgage. Is this a supplemental conveyancing fee set by Virgin Money?
As unfair as it may seem, as long as it’s in their Terms of Engagement or estimate then yes your solicitor may charge a fee for this. The fee is not dictated by Virgin Money but by your Dunmow solicitor. Numerous firms on the Virgin Money panel will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
The formalities of my purchase has taken place for my property in Dunmow. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Is it necessary to take out insurance to protect me from financial exposure to chancel repairs when purchasing a property in Dunmow?
Unless a previous purchase of the property took place after 12 October 2013 you can expect lawyers carrying out conveyancing in Dunmow to continue to advocate a chancel search and or insurance against a claim.
Me and my brother own a semi-detached Victorian house in Dunmow. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the matching property. Is it worth asking Norwich and Peterborough Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dunmow and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing solicitor who conducted the purchase.
I'm buying a new build house in Dunmow with the aid of help to buy. The sellers refused to move on the amount so I negotiated £7000 of extras instead. The house builders rep advised me not inform my lawyer about this side-deal as it could adversely affect my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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 opted to have a survey completed on a property in Dunmow before retaining solicitors. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some mortgage companies will not issue a mortgage on such a home.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to telephone us we can check via 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 Dunmow. Conveyancing may be slightly more expensive based on your lender's requirements.
Planning to complete next month on a studio apartment in Dunmow. Conveyancing lawyers inform me that they are sending me a report next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Dunmow should include some of the following:
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if lease caters for for a reserve fund for major repairs? Does the lease prohibit wood flooring? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? The physical extent of the demise. This will be the flat itself but may include a roof space or cellar if applicable. You should be sent a copy of the lease
Leasehold Conveyancing in Dunmow - Examples of Questions you should ask before buying
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Best to be warned whether redecorating or some other major work is coming up that will be shared by the tenants and will dramatically impact the level of the service costs or require a specific invoice. Many Dunmow leasehold flats will incur a service bill for the upkeep of the building set by the management company. Where you buy the property you will have to meet this amount, usually periodically accross the year. This could be anything from a couple of hundred pounds to thousands of pounds for buildings with lifts and large communal grounds. There will also be a rentcharge to be met annual, ordinarily this is not a significant figure, say about £50-£100 but you need to check as on occasion it can be many hundreds of pounds. How many years remain on the lease?