I was informed yesterday by my broker that my Dunstable lawyer is not on the bank Solicitor panel. How can I check?
The best course of action for you to take is to contact your Dunstable lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
We are planning to acquire a house and require a conveyancing solicitor in Dunstable who is on the Nationwide approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Dunstable.
My bid for a property was accepted at auction in Dunstable. Conveyancing is required. What is next?
Having exchanged you should find a conveyancing practitioner quickly as you now have a tight a drop dead date to complete the conveyancing. All auction property will have an associated auction pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You need to pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding in order to complete on the date specified in the contract.
We are aiming to move house in September. Will my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Dunstable. Conveyancing lawyer was chosen prior to coming across your website.
On the afternoon of completion you will need to pick up the keys from your estate agent but this should only occur after the sellers conveyancers advise the agent that the monies to complete are in and the keys can be collected. You should tell the removal company that you are ready to move in. We are not in a position to recommend a particular removal company but can assist you in locating a residential property solicitor in Dunstable or a lawyer with expertise in conveyancing in Dunstable.
I can not fathom if my lender requires a lease extension. I have called my Dunstable bank branch on various occasions and was told they are content with the situation and they would lend. My Dunstable conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancing practitioner must comply with the CML Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
How does conveyancing in Dunstable differ for newly converted properties?
Most buyers of new build residence in Dunstable approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Dunstable tend to 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 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.
All being well we will complete the sale of our £450,000 apartment in Dunstable on Tuesday in a week. The management company has quoted £384 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Dunstable?
For the majority of leasehold sales in Dunstable conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-exchange enquiries
Where consent is required before sale in Dunstable
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Dunstable Conveyancing for Leasehold Flats - A selection of Queries before Purchasing
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How many years are left on the lease? Most Dunstable leasehold flats will have a service charge for the upkeep of the block set on behalf of the management company. Where you purchase the flat you will have to pay this liability, normally periodically accross the year. This may vary from a couple of hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a ground rent for you to pay annual, this is usually not a large amount, say around £50-£100 but you should to enquire it because on occasion it can be surprisingly expensive. How many of the leaseholders are in arrears for their maintenance charge payments?
I acquired a house in Dunstable last 28/6/2024 and to date it is still not recorded with the Land Registry. It was part of a new estate and my lawyer told me that it may take twelve months to complete the registration formalities. I have spoken with HMLR directly and they say that the initial application was cancelled due to questions not being addressed in time. Should I be concerned?
get in touch with your lawyer - if you are not getting sensible responses, find out about their internal complaints procedure and amplify your problem to a Complaints Manager. Registrations for Dunstable conveyancing are not known to be significantly delayed.