How up to date is your search tool for Dunstable conveyancing solicitors on the Coventry BS conveyancing panel? Do Coventry BS send you an updated list?
Dunstable conveyancing firms themselves provide us confirmation that they are on the Coventry BS conveyancing panel as opposed to being supplied with a list from Coventry BS directly.
My bid for a property was accepted at auction in Dunstable. Conveyancing is required. What are my next steps?
Given that you are now legally committed yourself to purchase you will need to retain a conveyancing solicitor as a matter of urgency as you are facing a fast approaching a fixed date to complete the purchase. All auction property will have an associated legal set of papers. This should include most,if not all of the paperwork that your solicitor will need. Where you are dealing with leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You must pass this on to the conveyancer working for you as soon as possible. You also need to ensure that you have funds in place to complete on the on the contractual date .
I am selling my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being difficult. The Dunstable solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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 Dunstable property lawyer having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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. You may wish to consider appointing your own Dunstable surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My friend suggested that where I am purchasing in Dunstable I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Dunstable conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Dunstable around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Dunstable Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Dunstable Education with maps and statistics, Local Amenities and other useful information regarding Dunstable.
Just had an offer accepted on a new build apartment in Dunstable. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Dunstable
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
We are 17 days into a leasehold purchase having been directed to solicitors by the local agent to perform conveyancing in Dunstable. We are not happy. Can you you assist me in finding new lawyers?
A lawyer would need to be very poor in order to consider replacing them. Has your mortgage offer been generated? In the event that it has you must make them aware of the new contact details and get the offer are re-sent. Your new solicitor ideally should be on the lenders panel to avoid supplemental charges and complications. So that should be your first question of the new solicitors. Our search tool can assist you in finding a lender approved conveyancer for your home move in Dunstable