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Find a Dawley and Lawley Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Dawley and Lawley? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Dawley and Lawley home move at risk of delay or failure.

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Recently asked questions about conveyancing in Dawley and Lawley

We were about to instruct a conveyancing solicitor in Dawley and Lawley found by you but stumbled across some other quotes via the web appear less pricey – how come?

There are lots of solicitors advertising what appear to be cut price. We would urge you to give due consideration about how important this transaction is to you that want to take 'cheap' risks with regard to the quality of the legal work. Some hide extras well inside the terms and conditions. The conveyancers that we put forward for conveyancing in Dawley and Lawley neverbehave this way.

Completed the sale of my flat in Dawley and Lawley last November yet the purchaser is telephoning daily to moan that her lawyer needs to hear from mylawyer. What are the post completion sale formalities now that I have sold?

Following your sale your lawyer should send the transfer deeds and all additional paperwork to the purchaser's lawyers. Where relevant, your solicitor must also evidence that the mortgage has been paid off to the purchasers solicitors. There is unlikely to be post completion tasks unique to conveyancing in Dawley and Lawley.

I'm purchasing my first flat in Dawley and Lawley with a mortgage from The Royal Bank of Scotland. The sellers refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not to tell my solicitor about the deal as it will impact my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the developer 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.

I am employed by a busy estate agency in Dawley and Lawley where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given inconsistent advice from local Dawley and Lawley conveyancing firms. Can you shed some light as to whether the seller of a flat can commence the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

Dawley and Lawley Leasehold Conveyancing - Sample of Queries before Purchasing

    You should be aware that where the lease has less than 80 years it will affect the marketability of the flat. It is worth checking with your bank that they are happy with remaining years on the lease. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and it is worth finding out what this will be. For most Dawley and Lawleylease extensions you will need to own the residence for two years before you are entitled to extend the lease. Best to be warned whether redecorating or some other significant cost is pending to be shared between the leaseholders and will materially increase the the service charges or necessitate a specific payment. How much is the maintenance charge and ground rent on the property?

My mother and father are unable to locate their Dawley and Lawley property on the HMLR website. They have a vague recollection sixty years ago when they purchased the property there were complications regarding Dawley and Lawley not being identified on some systems.

Nearly all properties in Dawley and Lawley should appear. Have you limited your search to just the postcode. Usually it should mention all the properties inside that postcode. Where recorded it will show up with a title number. Where they bought back in the 60’s it's conceivable it may be unregistered. The address might still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title papers which might be with your parent’s bank.

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