Finally the sale completed on my house in Dunmow last April yet the purchaser is SMS messaging every few hours to moan that his conveyancer needs to hear from mine. What should have happened now that I have sold?
Following your house sale your solicitor is duty bound to deliver the transfer deeds and all additional paperwork to the purchaser's lawyers. Where appropriate, your lawyer should also confirm that the legal charge in favour of the lender has been redeemed to the purchasers lawyers. There is unlikely to be post completion requirements unique to conveyancing in Dunmow.
When it comes to lenders such as Bank of Ireland, do Dunmow solicitors have to pay a fee to be on the conveyancing panel?
We are not aware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Can I be sure that the Dunmow conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Dunmow seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your transaction.
We are getting a further advance on our mortgage from Virgin Money as we want to conduct improvements to our property in Dunmow. Are we obliged to select a local Dunmow solicitor on the Virgin Money conveyancing panel to handle the paperwork?
Virgin Money would not normally instruct firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.
Despite weeks of looking the Title Certificate and documents to our home are lost. The conveyancers who dealt with the conveyancing in Dunmow 5 years ago are no longer around. What do I do?
Assuming the title is registered the information relating to your ownership will be recorded by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, identify your house and order current copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
I am purchasing a new build house in Dunmow with the aid of help to buy. The builders refused to reduce the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not reveal to my solicitor about the extras as it could affect my loan with the bank. 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.
Can you offer any advice when it comes to choosing a Dunmow conveyancing firm to deal with our lease extension?
When appointing a conveyancer for lease extension works (regardless if they are a Dunmow conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Dunmow conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:
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How experienced is the firm with lease extension legislation? Can they put you in touch with clients in Dunmow who can give a testimonial?
Dunmow Conveyancing for Leasehold Flats - Sample of Queries before buying
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Does the lease have onerous restrictions? Please inform me if there are any major works in the planning that could increase the service charges?
Is there a reason that Dunmow conveyancing charges are more expensive for leasehold and freehold properties?
There is always increased work involved in leasehold conveyancing. Dunmow has many leasehold properties. There is more paperwork involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.