In the event thatI was to purchase a simple residential housein Dunstable mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Dunstable?
Any savings you would gain will be isolated to the costs for searches. The conveyancing practitioner still be obliged to do everything else - money laundering, liaising with your sellers solicitor, SDLT submission, register the property etc. You might save a bit for them not having to register a charge but it will not be meaningful.
Why is leasehold purchase conveyancing in Dunstable is more expensive?
In short, leasehold conveyancing in Dunstable and elsewhere usually warrants additional due diligence compared to freehold conveyancing. This includes reviewing the lease, communicating with the landlord about the service of applicable notices, securing up-to-date service charge and management information, securing the landlord’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first entered into.
I'm purchasing a new build house in Dunstable benefiting from help to buy. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The house builders rep suggested that I not inform my solicitor about this extras as it will jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Back In 2003, I bought a leasehold flat in Dunstable. Conveyancing and Platform Home Loans Ltd mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Dunstable who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Dunstable conveyancing firm to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Dunstable Leasehold Conveyancing - A selection of Questions you should consider before buying
How much is the service charge and ground rent on the flat? Does the lease contain onerous restrictions? Make sure you investigate if there are any onerous restrictions in the lease. For example some leases prohibit pets being permitted in in a block in Dunstable. If you like the apartmentin Dunstable however your cat is not allowed to make the move with you then you will be presented with a hard determination.
My conveyancers in Dunstable have advised me that no longer have my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.