The Great Dunmow conveyancing solicitors that I recently instructed on my purchase in Great Dunmow have suddenly shut down. They were on acting for me because I needed a firm on the Bank of Ireland conveyancing panel and my preferred Great Dunmow lawyer was not. I wrote them a cheque for £250 in advance. What should be my next steps?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
I just acquired a flat at auction in Great Dunmow. Conveyancing is needed. What happens now?
Given that you have now legally committed yourself to purchase you must instruct a conveyancing practitioner quickly as you are faced with a pending a fixed date to complete the deal. All auction property will ordinarily have a bespoke auction set of papers. This should include most,if not all of the paperwork that your lawyer requires. Where you are dealing with leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You should pass this on to your appointed conveyancing solicitor ASAP. Do make sure that you have funds in place to complete the transaction on the set completion date.
I am selling my house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being difficult. The Great Dunmow solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
I have instructed a Great Dunmow property lawyer having made sure that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Great Dunmow postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Great Dunmow.
We are planning on selling our property in Great Dunmow and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a nationwide conveyancing firm rather than a conveyancing solicitor in Great Dunmow. Having lived in Great Dunmow for many years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
How does conveyancing in Great Dunmow differ for newly converted properties?
Most buyers of new build premises in Great Dunmow come to us having been asked by the developer to sign contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Great Dunmow usually purchase 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 conveyancers 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 accustomed to new build conveyancing in Great Dunmow or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £235,500 and found one round the corner in Great Dunmow I like with open areas and railway links in the vicinity, the downside is that it only has 61 remaining years left on the lease. There is not much else in Great Dunmow for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
How do I locate a Great Dunmow law firm on the The Royal Bank of Scotland conveyancing panel? I am a keen cyclist and am willing to travel upto 10kilometers to meet the conveyancer.
Feel free to make use of the search on this website. Please select a lender and your location and you will see a number of Great Dunmow conveyancing lawyers located nearest you. We have detailed some Great Dunmow conveyancing firms towards the end of this page and you can call them to verify if they are on the The Royal Bank of Scotland member panel