We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would prefer to use a Dartford based conveyancing firm?
Do check but the the likelihood is that give you one of their panel lawyers where you take up the "fee-free" incentive. Speak to the bank and see if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor near Dartford.
Is it the case that all Dartford CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing list of approved practices?
Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
When it comes to lenders such as Leeds Building Society, do Dartford lawyers incur an annual charge to be on the conveyancing panel?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
At last I have had an offer on a maisonette in Dartford accepted, the owners do nevertheless have a tied purchase. The vendors have placed an offer on on an apartment, but it’s not yet tied up, and have viewings of other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Dartford. What should be my next step? At what point do I apply for the mortgage with Santander?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Dartford conveyancing search costs, etc). First, you should check that your solicitor is on the Santander approved list. Concerning the subsequent steps this very much depends on the specifics of your case, desire for this property and on the state of the market. During a buoyant market some buyers would apply for a home loan with Santander and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to move forward with searches.
What can a local search tell me about the house my wife and I purchasing in Dartford?
Dartford conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for instance PSG The local search plays an important part in many a Dartford conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search will 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 topic sections.
How does conveyancing in Dartford differ for newly converted properties?
Most buyers of new build property in Dartford approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because builders 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 property lawyers 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.
What does commercial conveyancing in Dartford cover?
Dartford conveyancing for business premises incorporates a broad range of advice, provided by qualified solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
Sixweeks into a sale of a flat in Dartford. Conveyancing solicitors are doing their job but we are being charged a fortune from the freeholder. To date we have paid £268 for a leasehold management information and then another £118 for additional queries raised by the buyers lawyer.
Your conveyancer will not have any say over the level of the charges for this information but the typical costs for the information for Dartford leasehold premises is £350. For Dartford conveyancing sales it is customary for the owner to cover the charges. The landlord or their agents are under no statutory obligation to address such questions most will be willing to do so - albeit often at exorbitant prices out of proportion to the work involved. Regretfully there is no law that requires fixed charges for administrative tasks. There is no set time limit by which they are required to supply answers.