Can you recommend a Aldermore accepted Dartford conveyancing conveyancer who can have us moved in within a short deadline? Would it be better to use a high street Dartford solicitor or a web based comparison site?
We can recommend some very good Dartford conveyancing firms. You can also walk up the high street in Dartford. Go in to two or three firms and ask to speak with a conveyancing solicitor for a costs illustration. Discuss your time frames together with the reasons and get a commitment on your deadline. Select the lawyer that genuine.
I had intended to instruct a conveyancing solicitor in Dartford for our home move. Our broker informed us that our bank National Westminster Bank won't deal with them. Why is this not regarded as unfair competition?
Pre- 2008 most mortgage companies had a different appetite for risk. Almost all Dartford conveyancing firms would have been on most lender panels. The FSA in 2010 conducted a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies are increasingly seeing more information from law firms regarding their operations and their employees and set certain criteria such a completing on a minimum amount of transactions. Many Dartford conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Dartford is one of the numerous areas where the solicitors we list are members of the panel for National Westminster Bank.
There is lots of here concerning conveyancing in Dartford but what is your top tip for appointing the right conveyancer in Dartford
It would be unwise to be tempted by the lowest Dartford conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. 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 happen to be the single beneficiary of my late mum's estate and I have everything in my name alone, including the my former home in Dartford. The Dartford property was put into my name in December. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the house in December. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. many lenders would take a pragmatic view as this clause primarily exists to pick up on subsales or the wholesaling and assigning of property.
I can not work out if my mortgage offer requires a lease extension. I have telephoned my Dartford building society branch on numerous occasions and was told it wasn't an issue and they would lend. My Dartford conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Your solicitor must comply with the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am buying a new build apartment in Dartford. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Dartford
-
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I am looking for a flat up to £195,000 and identified one close by in Dartford I like with a park and transport links in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Dartford suitable, so just wondered if I would be making a mistake buying a short lease?
If you need a home loan that many years may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
If all goes to plan we aim to complete the disposal of our £275,000 apartment in Dartford next Monday. The landlords agents has quoted £360 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Dartford?
Dartford conveyancing on leasehold maisonettes normally necessitates administration charges raised by management companies :
-
Addressing pre-contract questions
Where consent is required before sale in Dartford
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a two-bedroom flat in Dartford. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
Absolutely. We can put you in touch with a Dartford conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Dartford premises is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The remaining number of years on the lease was 76 years.