We are looking to buy a flat and require a conveyancing solicitor in Dunstable who is on the Kent Reliance solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Dunstable.
I just acquired a property at auction in Dunstable. Conveyancing is necessary. What is next?
Given that you are now for all intents and purposes signed on the dotted line you must retain a conveyancing lawyer as a matter of urgency as you are facing a pending a drop dead date to complete the purchase. All auction property will ordinarily have a bespoke legal set of papers. This will include most,if not all of the documents that your conveyancer requires. If you have purchased leasehold premises the conveyancing pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should give this to your appointed conveyancing solicitor at the earliest opportunity. You also need to ensure that your finances are organised to complete on the on the contractual date .
I am due to move home in October. Will my conveyancing solicitor update the removal company on the completion day. Incidentally, can you suggest a removal company in Dunstable. Conveyancing solicitor was found before I stumbled across your website.
On the afternoon of completion you will need to collect the house keys from the estate agent however this should only happen after the sellers lawyers confirm to the agent that they have the completion monies and the keys can be collected. Subsequently you can tell the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can help you find a conveyancing in Dunstable or a lawyer that specialises in conveyancing in Dunstable.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Dunstable bank branch on a couple of occasions and was told it wasn't an issue and they will lend. My Dunstable conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Provided that the solicitor is on the mortgage company panel, she or he must follow the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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.
A relative advised me that where I am purchasing in Dunstable I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually quoted for as part of the standard Dunstable conveyancing searches. It is not a small document of about 40 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 demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning Dunstable.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Dunstable is the location of the property. Is there any advice you can give?
Flying freeholds in Dunstable are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dunstable you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dunstable may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Are there any apps to help identify a Dunstable solicitor on the Britannia conveyancing panel? I have a car and am happy to travel upto 20kilometers to meet the conveyancer.
You can use the tool on this website. Please select a mortgage company and your location and you will see a number of Dunstable conveyancing lawyers based on proximity. We have listed some Dunstable conveyancing firms at the bottom of this page and you can call them to verify if they are on the Britannia approved list
Can you provide any advice for leasehold conveyancing in Dunstable from the perspective of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Dunstable can be avoided where you appoint lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information needed by the buyers’ lawyers. You may think that you are aware of the number of years left on your lease but it would be advisable double-check by asking your conveyancers. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 80 years. In the circumstances it is important at an early stage that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Most leases in Dunstable state that internal structural alterations or laying down wooden flooring necessitate a licence issued by the Landlord approving such changes. Where you dont have the paperwork to hand you should not contact the landlord without contacting your conveyancer before hand. A minority of Dunstable leases require Licence to Assign from the landlord. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. If you have had any disputes with your freeholder or managing agents it is essential that these are settled prior to the flat being marketed. The purchasers and their solicitors will be reluctant to purchase a property where there is an ongoing dispute. You will have to accept that you will have to discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to present the dispute as over as opposed to ongoing.
Leasehold Conveyancing in Dunstable - Examples of Queries before Purchasing
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On the whole the outlay for major works are not built into the maintenance charges, albeit that some managing agents in Dunstable require leaseholders to pay into a sinking fund and this is used to offset against larger repairs or maintenance. You should be aware that where the lease has fewer than eighty years it will affect the value of the apartment. It is worth checking with your lender that they are willing to to proceed given the lease term. A short lease means that you will most likely have to extend the lease sooner rather than later and it is worth discovering how much this would cost. For most Dunstablelease extensions you would be be obliged to have been the owner of the premises for a couple of years in order to be legally able to exercise a lease extension. Make sure you find out if there are any onerous prohibitions in the lease. For example it is very common in Dunstable leases that pets are not permitted in in a block in Dunstable. If you like the apartmentin Dunstable however your cat can’t move with you then you will be presented with a hard compromise.