Am I correct in assuming that the fact that my solicitor in Great Dunmow is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Great Dunmow conveyancing firm and ask them why they are no longer on the approved list for your bank.
Will my conveyancing lawyers need to check that the building insurance for my purchase of a house in Great Dunmow. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 5/7/2025, the requirements read as follows :
What is your number one tip for finding a conveyancing solicitor in Great Dunmow
We would encourage you not to base your choice on the lowest Great Dunmow conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I happen to be the only beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Great Dunmow. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the property in June. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Some banks would take a practical view as this provision is principally there to identify subsales or the wholesaling and assigning of property.
About to purchase flat in Great Dunmow. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Great Dunmow property lawyer is on the Santander conveyancing panel.
We are downsizing from our property in Great Dunmow and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Great Dunmow. We have lived in Great Dunmow for 5 years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? 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 life insurance to cover that same ailment)
How does conveyancing in Great Dunmow differ for new build properties?
Most buyers of new build or newly converted property in Great Dunmow approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Great Dunmow usually buy 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 accustomed to new build conveyancing in Great Dunmow or who has acted in the same development.
Two months into buying a property in Great Dunmow. Conveyancing lawyer has phoned to say the property is "Leasehold". Does this adversely affect our mortgage valuation?
Great Dunmow conveyancing does not usually involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If there are over a hundred years remaining with a nominal rent, it's virtually freehold, so it shouldn't impact the saleability too much.
At the other extreme, if it's, say, fifty five years it will have a material impact on the saleability, and most likely wouldn't be acceptable to the bank. The remaining lease term and ground rent will be stated in the lease provided to your solicitor.