I do hope you can help me. My Dartmouth solicitor is advising me that he is legally obliged toorder Dartmouth conveyancing searches resulting from the fact thatthe firm are on the Santanderconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancing practitioner 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 lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Dartmouth conveyancing searches.
It is is a decade since I purchased my property in Dartmouth. Conveyancing solicitors have now been retained on the sale but I am unable to track down the deeds. Will this jeopardise the sale?
You need not be too concerned. Firstly the deeds may be retained by the mortgage company or they could be in the possession of the lawyers who acted in the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Dartmouth relates to registered property but in the unlikely event that your home is not registered it is more of a problem but is resolvable.
We are selling our property in Dartmouth and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know this is not the case. It does beg the question why the purchasers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in Dartmouth. Having lived in Dartmouth for 5 years we know that this is a non issue. Should we get in touch with our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Dartmouth differ for newly converted properties?
Most buyers of new build residence in Dartmouth approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in Dartmouth usually purchase the site, 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 Dartmouth or who has acted in the same development.
I need to find a conveyancing solicitor for some conveyancing in Dartmouth. I happened to discover a web site which seems to have the ideal offering If it is possible to get all formalities completed via email that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I own a leasehold flat in Dartmouth. Conveyancing and Virgin Money mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Dartmouth who previously acted has long since retired. Do I pay?
First make enquiries of HMLR to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Dartmouth conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a 1 bedroom flat in Dartmouth, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Dartmouth with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2078
With only 53 years left to run the likely cost is going to be between £27,600 and £31,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.