We previously instructed solicitors based in Dartmouth Park on the Coventry BS solicitor panel. They have just billed me a supplemental charge for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee set by Coventry BS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor may charge a fee for this. The charge is not dictated by Coventry BS but by your Dartmouth Park conveyancer. Some firms on the Coventry BS panel will charge ’dealing with mortgage’ fee and others do not.
We are getting the release of further funds on our mortgage from UBS as we want to carry out a loft conversion to our house in Dartmouth Park. Do we need to choose a nearby Dartmouth Park solicitor on the UBS conveyancing panel to deal with the legals?
UBS don't usually require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being a right pain. The Dartmouth Park solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I understand that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a house in Dartmouth Park? or I am told that there is a law dating back centuries that could mean that homeowners residing in a parish church boundary will be compelled to contribute towards maintenance to the chancel within the church. Is this suitable for conveyancing in Dartmouth Park?
Unless a previous acquisition of the property completed after 12 October 2013 you could expect solicitors delivering conveyancing in Dartmouth Park to continue to recommend a chancel search and or chancel repair liability policy.
I'm buying a new build house in Dartmouth Park with a mortgage from Norwich and Peterborough Building Society. The developers would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not reveal to my conveyancer about this side-deal as it could adversely affect my loan with the bank. 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.
What does commercial conveyancing in Dartmouth Park cover?
Dartmouth Park conveyancing for business premises covers a wide range of services, given by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, 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 tenancies.
As co-executor for the estate of my uncle I am disposing of a house in Swansea but live in Dartmouth Park. My solicitor (who is 260 kilometers awayrequires that I sign a statutory declaration prior to completion. Can you recommend a conveyancing lawyer in Dartmouth Park to attest this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Dartmouth Park based
I’m about to sell my 2 bed flat in Dartmouth Park. Conveyancing has not commenced, but I have recently had a half-yearly service charge invoice – Do I pay up?
It best that you pay the invoice as you normally would as all rents and maintenance charges should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Dartmouth Park conveyancing firm to help?
in cases where there is a missing freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to arrive at the amount due.
An example of a Lease Extension decision for a Dartmouth Park premises is Flat 2 27 Mackeson Road in December 2012. The Tribunal assessed the value of the lease extension premium at £35,435 and rounded the figure to £35,500 This case was in relation to 1 flat. The unexpired lease term was 64.77 years.