Unfortunately I am unable to travel far from Dunstable. I would like to know the reason why all Dunstable conveyancers are not on all bank panels?
Mortgage Companies ordinarily impose restrictions on either the nature or volume of conveyancing solicitors on their panel. Typical examples of such criteria being that the organisation needs to have at least two partners. In addition to restricting the type of firm, some banks for example HSBC decided to reduce the size of their panel they permit to represent them. You should note that banks have no liability for the accuracy of conveyancing given by any Dunstable property lawyer on their panel. Property fraud was a key driver in the culling of conveyancing panels from 2008 notwithstanding that there are contrary views concerning the extent of solicitor involvement in some of that fraud. Statistics published by HMLR indicates that thousands of law firms only conduct one or two conveyances annually. Those supporting conveyancing panel culls ask why law firms should have claim to be listed on a lender panel when it is apparent that property law is not their primary expertise?
We are buying a flat in Dunstable. I might seem paranoid but how we can trust a lawyer? On the day of competition we have to send money into their account. What is the protection we have from them run away with our monies?
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.
Forgive me if this question is silly but I am unexperienced as a first time buyer of a two bedroom flat in Dunstable. Do I collect the keys to the property on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Dunstable?
On the day of completion you will not be required to attend the conveyancers office in Dunstable. Conveyancing lawyers for you will arrange to send the completion advance to the vendor’s conveyancers, and once they have received this, you will be able to collect the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.
I am selling my apartment. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, UBS are being problematic. The Dunstable solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a property in Dunstable?
Unless a prior acquisition of the house completed post 12 October 2013 you could assume that solicitors handling conveyancing in Dunstable to remain encouraging a chancel search and or insurance against a claim.
How does conveyancing in Dunstable differ for newly converted properties?
Most buyers of new build property in Dunstable contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Dunstable tend to acquire the site, 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 property lawyers 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 used to new build conveyancing in Dunstable or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Dunstable before instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some mortgage companies tend refuse to issue a loan on a flying freehold home.
It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to telephone us we can check with the appropriate mortgage company. 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.
How can the Landlord & Tenant Act 1954 impact my commercial premises in Dunstable and how can your lawyers assist?
The 1954 Act gives protection to business lessees, giving them the right to make a request to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Dunstable is one of our numerous locations in which the firms we work with are based