The solicitor who assisted with my last purchase has given a fee calculation of £995 for fixed fee conveyancing in Dagenham. I am hoping to sell a Victorian property for £300,000. This appears too much. Is it above what I should be paying for conveyancing in Dagenham?
The quote is fractionally on the high side. Where you are happy to expend time contrasting fee on a like for like basis you may be able to reduce the fees marginally by say a hundred pounds. On the other hand, you couldcome to rue choosing an an unknown lawyer. Don't forget to ensure the firm can represent your bank. You can use our comparison tool to get a quote a Dagenham conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in Dagenham.
My Dagenham conveyancer has discovered an inconsistency between the surveyor’s assumptions in the valuation report and what is revealed within the conveyancing documents. My solicitor informs me that he must check that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s stance right?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I happen to be the sole recipient of my late father’s estate with all property in now in my sole name, including the my former home in Dagenham. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the property in July. Do I have to wait 6 months to sell?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. many lenders would take a practical view as this clause is principally there to identify subsales or the flipping of property.
When it comes to lenders such as Nottingham, do Dagenham conveyancers have to pay a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, HSBC are being pedantic. The Dagenham solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
Is it necessary to take out insurance to address the risk of chancel repairs when purchasing a property in Dagenham?
Unless a previous acquisition of the property took place after 12 October 2013 you can take it that lawyers delivering conveyancing in Dagenham to continue to recommend a chancel search and or chancel repair liability insurance.
I moved into my apartment on 13 March and the transaction details is not yet registered. Need I be worried? My conveyancing solicitor in Dagenham advises it would be concluded inside ten days. Are titles in Dagenham particularly slow to register?
As far as conveyancing in Dagenham is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can adjust subject to the party submitting the application, whether there are errors and if the Land registry need to notify any other persons or bodies. As of today roughly 80% of submission are fully dealt with in less than three weeks but occasionally there can be longer delays. Registration is effected once the buyer is living at the premises therefore an expedited registration is not always primary concern yet if there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
Can you offer any advice when it comes to finding a Dagenham conveyancing practice to deal with our lease extension?
When appointing a conveyancer for your lease extension (regardless if they are a Dagenham conveyancing practice) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Dagenham conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:
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How many lease extensions have they completed in Dagenham in the last year? What are the costs for lease extension work?
I am the proprietor of a ground-floor 1950’s flat in Dagenham. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
You certainly can. We can put you in touch with a Dagenham conveyancing firm who can help.
An example of a Lease Extension case for a Dagenham flat is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The unexpired residue of the current lease was 61.36 years.