We are aiming to move house in May. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you suggest a removal company in Dunstable. Conveyancing lawyer was organised prior to coming across your page.
On the day of completion you will need to pick up the house keys from the selling agent however this can only happen after the previous owners solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can tell the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a residential property solicitor in Dunstable or a lawyer that specialises in conveyancing in Dunstable.
I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Dunstable property lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on an apartment in Dunstable. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £200. A few days later, the solicitor called me embarrassingly acknowledging that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I purchased a 4 bedroom Edwardian property in Dunstable. Conveyancing practitioner represented me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dunstable and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing lawyer who conducted the conveyancing.
I opted to have a survey carried out on a house in Dunstable in advance of retaining lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some lenders will not give a mortgage on a flying freehold house.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Dunstable. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dunstable to see if the conveyancing costs will increase in light of this.
What does commercial conveyancing in Dunstable cover?
Dunstable conveyancing for business premises incorporates a wide range of advice, offered by regulated solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I am on look out for some leasehold conveyancing in Dunstable. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.
If the lease is registered - and most are in Dunstable - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a split level flat in Dunstable, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Dunstable with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2075
With 50 years remaining on your lease the likely cost is going to span between £31,400 and £36,200 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.