I am nearing an exchange on a property in Dunstable and my mum and dad have sent the 10% deposit to my property lawyer. I am now told that as the deposit has not come from me my conveyancer needs to disclose this to my mortgage company. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I advised the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for this now to be an issue?
Your conveyancing practitioner is legally required to check with lender to make sure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only report this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I purchased a freehold property in Dunstable but still pay rent, why is this and what is this?
It is rare for properties in Dunstable and has limited impact for conveyancing in Dunstable but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
When reviewing moneysavingexpert.com for an affordable solicitor in Dunstable, many post that I should instruct a CQS assured solicitor. What is CQS?
Dunstable Conveyancing Quality Scheme law firms have obtained certification under the Law Society's Scheme (CQS) The Law Society introduced CQS to promote high standards in the in the legal transfer of properties. CQS enables buyers and sellers to recognise practices who provide a quality residential conveyancing. Dunstable is one of locations in England and Wales in which CQS have a presence. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Council of Mortgage Lenders.
My friend advised me that if I am buying in Dunstable I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Dunstable conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Dunstable around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Dunstable.
Just bought a detached house in Dunstable , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Dunstable conveyancing solicitor works at snail pace, so I want to be certain the land registry aspects are addressed.
There is nothing unique about conveyancing in Dunstable registration formalities. Rather than based on location, timescales can vary according to who lodges the application, whether there are errors and if the Land registry communicate with any other persons or bodies. As of today roughly 80% of such applications are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Historically registration is effected once the new owner is living at the premises so an expedited registration is not typically an essential issue but where it is urgent that the the registration takes place urgently then you or your conveyancer should contact the land registry and explain the circumstances.
Would local authority consent be necessary to convert a single dwelling into multiple flats in Dunstable? This has occurred to a property adjacent to my house in Dunstable and was unaware of the conversion until after the works were done.
Planning permission is needed for splitting a single dwelling in Dunstable into flats but probably not for reverting back to single dwelling-house so, in answer to your question, yes.