The conveyancer who dealt with my previous purchase has quoted £1400 for leasehold conveyancing in Dunmow. I’m hoping to sell a Georgian house for £125,000. This sounds over the top. Is it in excess of what I should be paying for conveyancing in Dunmow?
The charges are a little high. Where you are willing to spend time scrutinising fee on a like for like basis you may be able to get the conveyancing a bit cheaper by say £100 plus VAT. On the other hand, you maycome to rue opting for an an untested lawyer. If is important to be sure that the solicitor can also act for your bank. You can make use of our search tool to select a Dunmow conveyancing company on the banks conveyancing panel which can often include conveyancing solicitors in Dunmow.
My husband and I are purchasing a brand new flat in Dunmow and my lawyer is informing me that she is duty bound to the bank to reveal incentives from the builder. I am on a tight deadline to exchange and I have no desire to delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My apartment in Dunmow is up for sale and I have a buyer. Will my solicitor have to be on the Barclays conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Barclays conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
I have paid off my mortgage with Santander. I assume I don't need a Dunmow lawyer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Dunmow building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Dunmow conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The solicitor has to comply with the CML Handbook section two conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The Dunmow solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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 have todaybeen informed that Stirling Law have been shut down. They conducted my conveyancing in Dunmow for a purchase of a leasehold flat 12 months ago. How can I check that my home is not still registered in the name of the former proprietor?
The quickest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dunmow conveyancing specialists.
My cousin has recommend that I use his lawyers for conveyancing in Dunmow. Should I choose my own solicitor?
There are no two ways about it it’s preferable to find a conveyancing lawyer is to seek referrals from friends or family who have actually used the firm you're contemplating using.