Some advice if I may. My Dartford solicitor is assuring me that he is legally obliged toconduct Dartford conveyancing searches stemming from the fact thatthe firm are on the Nat Westapproved lawyer panel. Is my conveyancer correct?
You have limited options available to you. As you are obtaining a home loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Dartford conveyancing searches.
Will conveyancers ask for an advanced payment when it comes to conveyancing in Dartford?
Where you are retaining lawyers for conveyancing in Dartford your lawyer will request that you place them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. When the deposit is payable against the sale price then this should be required shortly before contracts are exchanged. The final balance that is due should be transferred shortly before completion.
What does a local search inform me about the property my wife and I buying in Dartford?
Dartford conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search is essential in every Dartford conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search should supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I completed on my flat on 7 August and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Dartford said it will be concluded inside ten days. Are properties in Dartford uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Dartford registration formalities. Rather than based on location, timeframes can differ depending on who lodges the application, whether there are errors and whether the Land registry communicate with any other parties. At present in the region of three quarters of submission are fully dealt with in less than three weeks but occasionally there can be longer delays. Registration occurs once the purchaser has moved in to the premises so 'speed' is not usually top priority but where there is a degree of urgency associated with the registration then you or your lawyers can contact the land registry and explain the circumstances.
How does conveyancing in Dartford differ for new build properties?
Most buyers of new build premises in Dartford come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because developers in Dartford typically acquire the real estate, 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 conveyancing solicitors 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 used to new build conveyancing in Dartford or who has acted in the same development.
I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Dartford I like with open areas and station nearby, however it only has 52 years on the lease. I can't really find anything else in Dartford for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan the shortness of the lease may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.