Me and my partner are planning to buy a 2 bedroom apartment in Dunmow with a mortgage. We have a Dunmow solicitor, but the mortgage company advise she’s not on their "panel". It appears that we have no choice but to appoint one of the mortgage company panel solicitors or retain our Dunmow property lawyer and pay for one of their panel lawyers to act for them. This seems very unfair; can we not insist that the bank use our Dunmow conveyancing practitioner ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Dunmow conveyancing lawyer to apply to be on the conveyancing panel.

I require expedited conveyancing in Dunmow as I am under a deadline to sign on the dotted line within one month. A mortgage is not required. Can I decline from having conveyancing searches to save money and time?

As you are are a cash purchaser you are at free not to do searches although no lawyer would recommend that you don't. With plenty of history conveyancing in Dunmow the following are instances of what can be revealed and therefore impact the marketability of the property: Enforcement Actions, Outstanding Fees, Overdue Grants, Railway Schemes,...

About to purchase a new build apartment in Dunmow. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Dunmow

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

My brother has suggested that I instruct his conveyancing solicitors in Dunmow. Should I use them?

Much as we are happy to recommend a Dunmow conveyancing lawyer the best way to choose a conveyancing lawyer is to have referrals from friends or relatives who have experience in using the firm you're contemplating using.

I only have 62 years unexpired on my flat in Dunmow. I need to extend my lease but my freeholder is missing. What options are available to me?

On the basis that 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 enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you have done all that could be expected to track down the lessor. For most situations an enquiry agent may be helpful to conduct investigations and to produce a report which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s absence and the vesting order request to the County Court overseeing Dunmow.

Dunmow Leasehold Conveyancing - Examples of Questions you should ask Prior to Purchasing

The prefered form of lease structure is a share of the freehold. In this arrangement the lessees have being in charge if their destiny and although a managing agent is often employed where the building is bigger than a house conversion, the managing agent is directed by the tenants. Best to be warned whether a new roof is being installed or some other significant cost is due in the near future to be shared amongst the tenants and may well dramatically increase the the maintenance charges or result in a specific payment. Make sure you discover if there are any onerous prohibitions in the lease. For example plenty of leases prohibit pets being permitted in certain buildings in Dunmow. If you like the propertyin Dunmow however your dog can’t live with you then you have a very hard compromise.