We see that you have a post code search directory listing firms on the Co-operative conveyancing panel. Do firms pay you a commission if I instruct them for our own conveyancing in Dunstable?
We are a listing service only for law firms wishing to communicate if they are on the Co-operative conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Dunstable.
I am considering applying for a Nationwide mortgage for purchase of a new build (under development) in Dunstable with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Nationwide ?
There is nothing to stop you using your solicitor, but Nationwide will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
A friend pointed out to me me that in purchasing a property in Dunstable there may be various restrictions as to what one can do in terms of external changes to the property. Is this right?
We are aware of a number of properties in Dunstable which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Dunstable should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Last month we had a mortgage agreed in principle with Lloyds. Dunstable conveyancing solicitors were appointed. What is the average time that one could expect to receive a mortgage offer from Lloyds?
Some lenders take longer than others. Have Lloyds conducted the valuation? Have you informed Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have finally had an offer on an apartment in Dunstable agreed to, the sellers do however have a tied purchase. The owners have placed an offer on a property, however it’s not yet tied up, and have viewings of other flats booked. I have chosen a high street conveyancing solicitor in Dunstable. What should be my next step? When should I get the mortgage application with Nationwide going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (home loan application is in the region of £1k, then survey, Dunstable conveyancing search fees, etc). The first course of action is to check that your property lawyer is on the Nationwide approved list. As to the subsequent steps this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a buoyant market the majority of purchasers would apply for the mortgage with Nationwide and arrange for the valuation and only if it comes back ok would they pay their lawyer to proceed with searches.
My relative 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 included in the estimate for your Dunstable conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant 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 Dunstable Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Dunstable Education with plans and statistics, Local Amenities and other useful information regarding Dunstable.
How does conveyancing in Dunstable differ for new build properties?
Most buyers of new build or newly converted property in Dunstable approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is constructed. This is because developers in Dunstable tend to buy 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 conveyancing solicitors 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.
I am buying a ground floor maisonette in Dunstable. Conveyancing lawyer is awaiting, from the vendor, building insurance schedule. This afternoon I was advised that the seller must forward the insurance documents for the flat above as well. Why would my lawyer want to review the insurance for the flat above? Is it really necessary? We have been in hold for the previous 4 weeks…
It is not impossible in leasehold conveyancing in Dunstable to discover Conveyancing in Dunstable in a minority of cases reveals that the lease provides for the tenant's to insure their individual flats rather than the freeholder insuring the whole block - which is clearly better. You should check with your lawyer but it would appear that your lawyer is attempting to establish that the entire building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the other flat cannot be rebuilt for lack of insurance cover.