I decided to go with a Great Dunmow based solicitor for our conveyancing in Great Dunmow last week. Looking through the terms of engagement I notewe are responsible for costs even if the sale doesn't happen. Should I go with them or appoint a web based solicitor practice promoting no-sale-no-fee conveyancing in Great Dunmow?
Generally there is a concession along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be more expensive to offset the conveyances that fail to complete. You should be mindful that such offerings tend not to protect you from expenditure e.g. Great Dunmow conveyancing search expenses.
My fiance and I are refinancing our flat in Great Dunmow with Nottingham. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, giving up any rights in the event that the property is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Nottingham conveyancing panel as he never had to sign this form when we bought 4 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Nottingham. This is solely used to protect Nottingham if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Nottingham had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
Please explain the implications if my lawyer’s firm is suspended from the Co-operative Solicitor panel ahead of completing my conveyancing in Great Dunmow?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Great Dunmow is where the house is located. Can you shed any light on this issue?
Flying freeholds in Great Dunmow are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Great Dunmow you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Dunmow may ascertain 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.
My husband and I are new on the property ladder - had an offer accepted, yet the selling agent told us that the vendor will only move forward if we appoint the agent's preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Great Dunmow
It is unlikely the vendors are behind this. Should the seller require ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you will continue to instruct your own,trusted Great Dunmow conveyancing lawyers - not the ones that will earn the negotiator at the agency a commission or achieve conveyancing thresholds demanded by head office.
Me and my partner are FTB’s just having agreed a price on a property in Great Dunmow, and are about to get solicitors instructed. I have used the numerous comparison tools and the quotes are from all over the the UK. Is it necessary to have a Great Dunmow conveyancer local to the prospective house? I am fine to do all the communicating electronically, but I assume at some stage we will need to physically go into the lawyer's office to sign documents?
The conveyancing practitioner does not have to be in Great Dunmow, but choosing local means that you have the option to go in if needed, for instance, if a signature is needed urgently. In addition, a Great Dunmow solicitor is likely to be familiar with local agents and (if the vendor has chosen a local conveyancing practitioner) with them, which should help smooth the process.