We have rather pushy sellers who has recommended a preliminary agreement with a non-refundable deposit two thousand pounds. Is it wise to enter into such agreements?
Exclusivity agreements are contracts between a property owner and prospective buyer giving the buyer the sole right to purchase the property for a set period of time. For all intents and purposes, an exclusivity is a document stating that you should be issued with a contract at a later time being the main conveyancing contract. It tends to be utilised for buyer protection though in many situations, the seller may enjoy an upside from such agreements as well. There are numerous positives and negatives to using an agreement but you should to check with your lawyer but beware that it may end up costing you extra in conveyancing fees. For this these contracts are avoided when it comes to conveyancing in Dartford.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Dartford?
There are many registered licenced Conveyancers in Dartford and Solicitor partnerships in Dartford to choose from We would stress that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I have a mortgage with Aldermore for my property in Dartford. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
You must advise Aldermore in advance of renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. You need not do this via a Aldermore conveyancing panel lawyer.
After weeks of negotiation I have agreed a price on an apartment in Dartford. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. Soon after, the solicitor contacted me sheepishly admitting that they were not on the Santander 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 Santander 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.
Should commercial conveyancing searches reveal impending roadworks that may impact a commercial property in Dartford?
Many commercial conveyancing solicitors in Dartford will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Dartford. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Dartford.
For every commercial conveyancing transaction in Dartford it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can result in delays to Dartford commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Dartford.
I got the keys to my apartment on 4 November and the transaction details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Dartford said it will be formalised in a couple of weeks. Are titles in Dartford uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Dartford registration formalities. Rather than based on location, timescales can differ depending on the party submitting the application, whether it is in order and if the Land registry communicate with any third parties. At present in the region of three quarters of submission are completed within 12 days but occasionally there can be protracted hold-ups. Historically registration occurs once the purchaser is living at the premises thus an expedited registration is not typically top priority but where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in Dartford differ for newly converted properties?
Most buyers of new build premises in Dartford approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Dartford usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Dartford or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Dartford ahead of appointing solicitors. I have been advised that there is a flying freehold element to the house. The surveyor advised that some mortgage companies will refuse to give a mortgage on such a house.
It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to telephone us we can look into this further 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 Dartford. Conveyancing will be smoother if you use a solicitor in Dartford especially if they are familiar with such properties in Dartford.