Much to our surprise we have been informed by our estate agent that my Dunston lawyer is not on the lender Conveyancing panel. How can I be certain that this is indeed the case?
The sensible course of action for you to take is to contact your Dunston lawyer directly. You lawyer should advise you what has happened. If they are not on the panel they may be able to suggest a Dunston conveyancing firm that is on the conveyancing panel for your lender.
I own a freehold property in Dunston but nevertheless charged rent, why is this and what is this?
It is rare for properties in Dunston and has limited impact for conveyancing in Dunston 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 establishment of fresh rentcharges post 1977.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
I have been told that property searches are the main cause of delay in Dunston conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Dunston.
The deeds to my home are lost. The conveyancers who handled the conveyancing in Dunston 10 years ago no longer exist. What do I do?
Nowadays there are copies made of almost everything, and your conveyancer will know exactly where to look for all the suitable paperwork so you may purchase or dispose of your house without any difficulty. Where copies can’t be located, your lawyer can arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.
I am purchasing a new build house in Dunston benefiting from help to buy. The developers refused to budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not to tell my lawyer about this extras as it could adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My husband and I are 3 weeks into a leasehold purchase having been directed to a firm by the local agent to execute conveyancing in Dunston. I am am extremely dissatisfied with the quality of service. Can you help me find new lawyers?
They would have to be very bad in order to consider changing them. Has your mortgage been issued? In the event that it has you must make them aware of the new contact details and get the mortgage documents are re-sent. The solicitor ideally needs to be on the mortgage company approved list to avoid escalating costs and complications. That should be your starting point. The find a solicitor tool should assist you in finding a bank approved lawyer for your conveyancing in Dunston