My friend recommended that where I am buying in Dunstable I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your Dunstable conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Dunstable around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Dunstable Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Dunstable Education with plans and statistics, Local Amenities and other useful data regarding Dunstable.
How does conveyancing in Dunstable differ for newly converted properties?
Most buyers of new build or newly converted property in Dunstable approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is ready to move into. This is because developers in Dunstable usually acquire the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Dunstable or who has acted in the same development.
What tools are available to search for a Dunstable solicitor on the Accord Mortgages Ltd conveyancing panel? I have wheels and am prepared to travel upto 20miles to meet the lawyer.
You can use the search on this website. Please select a lender and your location and you will see a number of Dunstable conveyancing lawyers locally. We have detailed some Dunstable conveyancing firms at the bottom of this page and you can call them to see whether they are on the Accord Mortgages Ltd approved list
In my capacity as executor for the estate of my father I am disposing of a residence in Cardiff but I am based in Dunstable. My lawyer (approximately 250 kilometers awayhas requested that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Dunstable to attest and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are located in Dunstable
Are there frequently found defects that you encounter in leases for Dunstable properties?
There is nothing unique about leasehold conveyancing in Dunstable. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:
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A provision to repair to or maintain elements of the building
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. National Westminster Bank, The Royal Bank of Scotland, and Alliance & Leicester all have very detailed conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to withdraw.
I bought a basement flat in Dunstable, conveyancing formalities finalised 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Dunstable with a long lease are worth £192,000. The ground rent is £55 charged once a year. The lease comes to an end on 21st October 2079
With just 54 years unexpired we estimate the price of your lease extension to span between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
My aim is to purchase a ground floor flat in Dunstable. Conveyancing solicitor is waiting for, from the seller, building insurance documents. I was told today I was informed that the seller must forward the insurance schedule for the flat above in addition. Why does my conveyancing practitioner need to check the insurance for the other flat? Is it really required? We have been waiting for the last fortnight…
It is not impossible in leasehold conveyancing in Dunstable to find Conveyancing in Dunstable in a minority of cases reveals that the lease provides for the leasehold owners to insure their individual flats rather than the freeholder insuring the whole building - which is clearly better. Do check with your solicitor but it would appear that your solicitor is attempting to establish that the complete building is insured. Insuring a ground floor apartment is no help when it comes to rebuilding after a fire if the other flat cannot be reconstructed due to lack of insurance cover.