Are you able to suggest a Virgin Money approved Dartmouth conveyancing lawyer that can complete within 10 days? Am I best advised to unstruct a high street Dartmouth solicitor or a nationwide firm?
We can recommend some very good Dartmouth conveyancing firms. You can also walk up the main road in Dartmouth. Go in to a couple of law practices and request to speak with a conveyancing solicitor for a quote. Mention your deadline together with the reasons and ask for an assurance on your deadline. Select the lawyer that genuine.
I happen to be the only beneficiary of my late father’s estate with all property in now in my sole name, including the house in Dartmouth. The Dartmouth property was put into my name in December. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in December. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. many banks would take a practical view as this requirement is chiefly there to identify subsales or the flipping of properties.
I am currently in the process of buying my council flat in Dartmouth. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
About to purchase maisonette in Dartmouth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Dartmouth conveyancer is on the Coventry BS conveyancing panel.
Should our lawyer be asking questions regarding flooding during the conveyancing in Dartmouth.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Dartmouth. Some people will buy a house in Dartmouth, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not qualified to impart advice on flood risk, however there are a numerous checks that may be carried out by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Dartmouth. The conventional set of information sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to find out whether the premises has suffered from flooding. If flooding has previously occurred and is not notified by the vendor, then a purchaser could commence a compensation claim stemming from an misleading response. The purchaser’s conveyancers should also commission an environmental report. This should disclose if there is any known flood risk. If so, more detailed inquiries will need to be conducted.
4 months have elapsed following my purchase conveyancing in Dartmouth took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Last July I purchased a leasehold flat in Dartmouth. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a studio flat in Dartmouth, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Dartmouth with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2100
With 74 years left to run the likely cost is going to be between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
My partner and I expecting to complete on the purchase a property in Dartmouth but as a consequence of wreckage from the recent storms I have agreed recompense from the vendor of five thousand pounds taking the form of a reduction in the price. This was going to be dealt with as part of the conveyancing process but the lender will not permit this. Why were they approached?
The property lawyer being on a lender approved list is required to advise the lender of any changes to the sale figure. In the event that you did not allow your solicitor to notify the reduction to your lender then they would have no choice but to disinstructing themselves from representing you and the bank.