My IFA says he needs my Dartmouth law firm’s panel member for the Lloyds conveyancing panel. Can you suggest how I obtain this. I have tried my local Dartmouth branch but they don't know it.
The sensible thing to do is ask for this information from your Dartmouth conveyancer . Most Dartmouth law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Should our lawyer be raising enquiries regarding flooding as part of the conveyancing in Dartmouth.
Flooding is a growing risk for solicitors carrying out conveyancing in Dartmouth. Plenty of people will buy a house in Dartmouth, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, but there are a number of searches that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Dartmouth. The standard information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the vendor to determine whether the premises has suffered from flooding. If the premises has been flooded in past which is not notified by the seller, then a buyer could bring a legal claim for losses stemming from an inaccurate answer. A purchaser’s conveyancers may also commission an environmental search. This should indicate if there is a recorded flood risk. If so, more detailed investigations will need to be conducted.
five months have elapsed following my purchase conveyancing in Dartmouth took place. I have checked the Land Registry website which shows that I paid £200,000 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 property 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.
I'm purchasing my first flat in Dartmouth benefiting from help to buy. The builders would not budge the price so I negotiated £7000 of additionals instead. The sale representative advised me not disclose to my solicitor about the deal as it could adversely affect my loan with Santander. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Dartmouth is the location of the property. Is there any guidance you can impart?
Flying freeholds in Dartmouth are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dartmouth you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dartmouth may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What does commercial conveyancing in Dartmouth cover?
Dartmouth conveyancing for business premises covers a broad range of guidance, supplied by qualified solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies 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 tenancies.