Having invested time scouring consumer advice sites for an affordable solicitor in Great Dunmow, most advise that I should instruct a CQS accredited solicitor. Can you explain what CQS is?
Great Dunmow Conveyancing Quality Scheme solicitors have obtained certification by the law Society The Law Society created CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS helps house movers to recognise solicitor firms that provide a quality residential conveyancing. Great Dunmow is one of locations in England and Wales in which CQS have offices. The conveyancing scheme requires practices to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
I'm the only recipient of my late grandmother’s estate 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 August. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership may be treated the same way as though I had purchased the house in August. Is the property unsalable for six months?
The CML handbook obliges 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 may be caught by that. How practical a view lenders take of it, depend on the bank as this provision is principally there to identify subsales or the quick reselling of property.
When it comes to lenders such as HSBC, do Great Dunmow solicitors incur a fee to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I currently have a mortgage with Nationwide for my property in Great Dunmow. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval before renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel solicitor.
Due to the input of my in-laws I had a survey completed on a house in Great Dunmow before instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some banks tend not give a loan on this type of home.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Great Dunmow. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been advised by a number of estate agents in Great Dunmow to choose a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to promote your site over a competitor’s?
We refuse to give any referral fee for directing people in our direction. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
I need to find a conveyancing solicitor for residential conveyancing in Great Dunmow. I happened to stumble upon a site which looks to be the ideal solution If there is a chance to get all formalities completed via phone that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Planning to exchange soon on a garden flat in Great Dunmow. Conveyancing lawyers assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Great Dunmow should include some of the following:
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Alterations to the premises Specifying your rights in respect of common areas in the building.By way of example, does the lease permit a right of way over a path or staircase? Who has the liability for repairing the window frames The total extent of the demise. This might be the apartment itself but might include a roof space or storage are if appropriate. Advice concerning the obligations as set out in the lease to to contribute towards maintenance costs - with regard to both the building, and the wider rights a tenant enjoys
Great Dunmow Conveyancing for Leasehold Flats - Examples of Queries Prior to buying
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The best form of lease arrangement is a share of the freehold. In this arrangement the lessees benefit from control and notwithstanding that a managing agent is often employed where the building is larger than a house conversion, the managing agent retained by the leaseholders. Is the freehold reversion owned jointly by the leaseholders?