Have just purchased a probate house at auction in Dunstable. Conveyancing is required. What are my next steps?

Having exchanged you should retain a conveyancing solicitor quickly as you are facing a fast approaching a drop dead date to complete the conveyancing. An auction property will have a corresponding legal set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold premises the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding organised to complete on the date specified in the contract.

When it comes to lenders such as Virgin Money, do Dunstable conveyancers face a fee to be on the list of approved solicitors?

We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.

HSBC have agreed my mortgage in principle, my bid on a property in Dunstable has been agreed to, what are the next steps?

The estate agent will wish to know who your solicitors are (be sure the property lawyers are on the bank’s approved list). Telephone HSBC or your broker and complete any appropriate forms. HSBC will appoint a valuer who will get in contact with the estate agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. HSBC will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Dunstable.

Should our solicitor be raising questions about flooding as part of the conveyancing in Dunstable.

Flooding is a growing risk for solicitors specialising in conveyancing in Dunstable. There are those who purchase a property in Dunstable, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to impart advice on flood risk, but there are a numerous checks that may be initiated by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Dunstable. The conventional set of information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to find out if the property has ever been flooded. In the event that the premises has been flooded in past which is not revealed by the vendor, then a buyer could issue a claim for damages stemming from an misleading answer. The purchaser’s conveyancers will also order an enviro search. This will reveal if there is any known flood risk. If so, more detailed investigations will need to be made.

Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who conducted the conveyancing in Dunstable 4 years ago have long since closed. What are my next steps?

You no longer need to have the physical official documentation to evidence that you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Dunstable. Conveyancing lawyers have are about to be instructed. Will they explain the issues?

Most houses in Dunstable are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can help the conveyancing process. it is apparent that you are purchasing in Dunstable so you should seriously consider shopping around for a Dunstable conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the freeholder’spermission to conduct alterations. You may also be required to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your lawyer should advise you fully on all the issues.

Leasehold Conveyancing in Dunstable - Examples of Queries Prior to Purchasing

The answer will be important as a) areas may result in problems in the block as the common areas may begin to deteriorate where maintenance remain unpaid b) if the tenants have an issue with the managing agents you will wish to have all the details You should be aware if it is no more than 80 years it will affect the salability of the apartment. Check with your mortgage company that they are content with the length of the lease. A short lease means that you will most likely need a lease extension at some point and you need to have some idea of what this would cost. Remember, in most cases you will need to own the residence for 24 months in order to be eligible to exercise a lease extension. How much is the yearly service fee and ground rent?

Do online conveyancing organisations cover everything a high street Dunstable solicitor does or must I employ a solicitor for the final stages for my conveyancing in Dunstable?

If you use an online conveyancer they will cover all the work your Dunstable solicitor will cover.