There are a variety of conveyancing solicitors in Dalston but how do I know who I should use?
Do not opt for the lowest Dalston conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am the single recipient of my late father’s estate and I have everything in my name now, including the house in Dalston. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be considered the same way as though I had purchased the property in October. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. many banks would take a pragmatic view as this obligation is primarily there to pick up on subsales or the quick reselling of property.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Dalston conveyancing practitioner on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
A relative suggested that where I am purchasing in Dalston I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Dalston conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Dalston around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Dalston Education with plans and statistics, Local Amenities and other useful data regarding Dalston.
It has been 4 months following my purchase conveyancing in Dalston completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one near me in Dalston I like with a park and railway links nearby, the downside is that it only has 52 years unexpired on the lease. There is not much else in Dalston in this price bracket, so just wondered if I would be making a grave error buying a short lease?
Should you need a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
Am I better off to choose a Dalston conveyancing practitioner in close proximity to the house I am hoping to buy? An old friend can perform the conveyancing however his firm is located 200miles drive away.
The primary upside of using a local Dalston conveyancing firm is that you can visit the firm to sign documents, present your identification documents and pester them if necessary. They will also have local intelligence which is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were impressed that should surpass using an unknown Dalston conveyancing solicitor just because they are round the corner.