Our family solicitor has quoted £1150 for no completion no fee conveyancing in Dalston. I’m hoping to sell a Victorian detached home for £250,000. Are these conveyancing fees excessive? Is it in excess of what I should be paying for conveyancing in Dalston?

The estimate does seem marginally steep. If you shop around you might shave off some of the expense by say £125. On the other hand, you couldcome to regret opting for an a cheaper conveyancer. If is important to ensure that the solicitor can also act for your mortgage company. Do employ our search tool to find a Dalston conveyancing firm on the lender’s approved list of lawyers which can often include conveyancing solicitors in Dalston.

We have very pushy vendors who has suggested a lock out contract with a non-refundable deposit two thousand pounds. Are such agreements generally advanced for Dalston conveyancing transactions?

There are two main concerns with executing a lock out contract (sometimes termed a shut-out contract) is that it diverts attention away from making progress with the conveyancing transaction itself, so unless it requires limited or no negotiation then it could turn out to be unhelpful. It is not particularly popular by Dalston conveyancing solicitors for this reason. The other main issue is the extent of the remedies available - an aggrieved buyer should not expect to be issued with an injunction to prevent the vendor selling to a third party, so the only remedy open via the agreement will be the reimbursement of wasted charges and, in rare circumstances, the additional payment of penalties.

My lawyer has informed me that chancel insurance is necessary on my purchase. What is the level of cover for Dalston conveyancing?

The appropriate level of chancel indemnity insurance depends on your lender. It would differ for example between Barclays and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

We had instructed conveyancing lawyers located in Dalston on the Yorkshire BS solicitor approved list. They are now charging me a further sum for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?

As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your lawyer is entitled to charge a fee for this. This charge is not dictated by Yorkshire BS but by your Dalston conveyancer. Some firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.

I have paid off my mortgage with HSBC. I assume I don't need a Dalston lawyer on the HSBC panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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:

1. but are not moving to another property
2. where HSBC has sent the Land Registry the discharge electronically, and
3. HSBC has instructed the Land Registry to do so

Just had an offer accepted on a new build apartment in Dalston. Conveyancing is a frightening process 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.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Dalston

There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I'm converting the mortgage on my primary house to a buy to let mortgage with Platform Home Loans Ltd and I will use the ballance of the raised equity towards further house. The neighborhood we are looking at is Dalston. Will your conveyancers be able to act for both sets of mortgage companies and tie in the transactions?

Do use our comparison tool on this page to check that the solicitors are on the appropriate lender panels. Assuming that they are the solicitor should be able to tie up the two transactions but you should talk with you solicitor and specify your desired outcome and requirements.