Me and my partner are purchasing property in Dunston. My property lawyer has never been on on the mortgage company solicitor panel. Can I still appoint my Dunston conveyancing solicitor notwithstanding that they are excluded from the bank approved list?
Various options include
- Proceed with your chosen Dunston solicitor but your mortgage company will undoubtedly instruct a lawyer from their approved list. The net result is additional cost and potential interruption.
- Appoint a fresh lawyer to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Convince your conveyancer to do everything possible to get accepted on the bank’s panel of solicitors
I am planning to acquire a house and need a conveyancing solicitor in Dunston who is on the Barclays Direct solicitor. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays Direct in certain locations such as Dunston. We dont recommend any particular firm.
Should our conveyancer be raising enquiries concerning flooding as part of the conveyancing in Dunston.
The risk of flooding is if increasing concern for solicitors dealing with homes in Dunston. There are those who acquire a property in Dunston, fully aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, however there are a various checks that may be undertaken by the buyer or by their conveyancers which can figure out the risks in Dunston. The conventional set of property information forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a standard inquiry of the owner to discover whether the property has ever been flooded. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser could bring a compensation claim as a result of such an inaccurate answer. The buyer’s lawyers should also conduct an environmental report. This should higlight if there is a recorded flood risk. If so, further inquiries will need to be made.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Dunston is the location of the property. Can you shed any light on this issue?
Flying freeholds in Dunston are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dunston you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dunston may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
If all goes to plan we aim to complete the sale of our £275,000 garden flat in Dunston in just under a week. The management company has quoted £408 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Dunston?
Dunston conveyancing on leasehold apartments usually requires the buyer’s solicitor submitting questions for the landlord to address. Although the landlord is under no legal obligation to address such questions the majority will be willing to do so. They are at liberty to charge a reasonable charge for answering enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some situations it is in excess of £800. The administration charge invoiced by the landlord must be sent together with a summary of rights and obligations in relation to administration charges, otherwise the charge is technically not due. Reality however dictates that one has no option but to pay whatever is demanded should you wish to complete the sale of your home.
Dunston Leasehold Conveyancing - A selection of Questions you should ask Prior to buying
If a Dunston lease has fewer than eighty years it will affect the marketability of the flat. It is worth checking with your lender that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will most likely require a lease extension sooner rather than later and it is worth finding out what this would cost. Remember, in most cases you will need to own the premises for two years in order to be legally able to extend the lease. This question is important as a) areas can cause problems for the building as the communal areas may begin to deteriorate where repairs are not paid for b) if the leasehold owners have a dispute with the managing agents you will wish to know about it