We are purchasing a apartment in Dunstable. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to deposit our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
This question may be naive but I am new to the house moving as FTB of a ground floor flat in Dunstable. Do I receive the keys to the premises on completion from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Dunstable?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the owner’s lawyers, and once they have received this, you should be able to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.
I am expecting a AIP from RBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Dunstable solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Dunstable solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
3 months have gone by since my purchase conveyancing in Dunstable completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey carried out on a property in Dunstable before retaining lawyers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some banks tend not grant a loan on a flying freehold home.
It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Dunstable. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I right to be wary that third parties that I am dealing with are encouraging me to use an online conveyancing firm rather than a local Dunstable conveyancing company?
As is the case with lots of service providers, often referrals from connections can be extremely useful or valuable. Yet there are numerous players in a conveyancing matter; estate agents, financial adviser and lenders might all recommend lawyers to retain. Sometimes the lawyers might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the recommendation. You are free to select your own conveyancer. Don't forget that most lenders operate an approved list of lawyers you have to use for the lender related work in your house move.
I am using a search engine for the phrase on line conveyancing in Dunstable it reveals many conveyancersin the vicinity. How do I determine which is the right conveyancing solicitor for the sale of my house?
The ideal way of seeking a suitable conveyancer is through a trusted referral, so enquire of colleagues and relatives who have bought a property in Dunstable or the reputable estate agent or financial adviser. Fees for conveyancing in Dunstable vary, so it's advisable to request at least four costs illustrations from different conveyancers. Make sure that you clarify that the fees are fixed.
Can you offer any advice when it comes to appointing a Dunstable conveyancing firm to deal with our lease extension?
When appointing a solicitor for lease extension works (regardless if they are a Dunstable conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non Dunstable conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be useful:
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How familiar is the firm with lease extension legislation? If they are not ALEP accredited then why not?
Leasehold Conveyancing in Dunstable - Sample of Questions you should consider before Purchasing
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Are any of leasehold owners in dispute over their service charge liability? How long is the Lease? It would be sensible to find out as much as you can about the company managing the block as they will impact your use and enjoyment of the property. As the owner of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to daily issues like the tidiness of the common parts. Enquire of other tenants if they are happy with them. In conclusion, be sure you know the dates that you are obliged pay the maintenance charge to the managing agents and specifically what it includes.