Do the conveyancing lawyers that you recommend execute conveyancing in Dunstable by way of an attended exchange?

We do have a number of conveyancing specialists carrying out one day exchanges. Do contact us to get a conveyancing quote and details as to availability.

Are the Dunstable conveyancing solicitors identified as being on the HSBC conveyancing panel, together with their details provided by HSBC?

Dunstable conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.

My solicitor has informed me that chancel insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Dunstable?

The right level of chancel indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.

My wife and I have arranged a further advance on our mortgage from RBS as we intend to carry out alterations to our property in Dunstable. Do we need to choose a local Dunstable solicitor on the RBS conveyancing panel to handle the paperwork?

RBS would not normally instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.

I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Dunstable solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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.

There are only Fifty years unexpired on my flat in Dunstable. I am keen to get lease extension but my freeholder is missing. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you have made all reasonable attempts to locate the landlord. For most situations an enquiry agent may be useful to try and locate and to produce an expert document which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor both on proving the landlord’s absence and the vesting order request to the County Court covering Dunstable.

Leasehold Conveyancing in Dunstable - Sample of Questions you should consider Prior to Purchasing

You should be aware if it is fewer than 80 years it will impact the salability of the apartment. It is worth checking with your mortgage company that they are willing to to proceed given the lease term. A short lease means that you will most likely need a lease extension at some point and it is worth discovering what this will be. For most Dunstablelease extensions you will need to own the residence for 24 months before you are entitled to carry out a lease extension. It is important to be aware if redecorating or some other major work is anticipated that will be shared between the leaseholders and will materially impact the level of the maintenance charges or require a specific invoice. It would be prudent to discover as much as possible concerning the company managing the building as they will either make life much simpler or uncomfortable. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to every day matters like the tidiness of the common parts. Ask prospective neighbours what they think of them. In conclusion, investigate as to the dates that the maintenance fees are due to the managing agents and specifically how they are spending the funds.

What tools are available to find a Dunstable conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 20kilometers to attend the lawyer.

You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Dunstable and you will see a number of lawyer located nearest Dunstable. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.