I was advised today by my mortgage adviser that my Dartmouth Park property lawyer is not on the mortgage company Conveyancing panel. How can I be certain if this is indeed the case?
You need to call your Dartmouth Park lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they may be able to suggest a Dartmouth Park conveyancing firm that is on the approved list of lawyers for your lender.
I am purchasing a property for cash in Dartmouth Park. I have lived for the last Seventeen years in Dartmouth Park. Conveyancing searches are a lot of money. Given that I have knowledge of the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a home loan, then almost all of the Dartmouth Park conveyancing searches are at your discretion. Your solicitor will 'advise', no-doubt strongly, that you should have searches done, but he is duty bound to do this. Do bear in mind; if you are likely to dispose of the house one day, it could be of interest to your future buyer what the searches reveal. There are plenty of instances where premises with day to day issues can still show up unexpected search results. A good conveyancing solicitor in Dartmouth Park will be able to give you some practical advice in this regard.
My wife and I have recently appointed a conveyancing solicitor in Dartmouth Park. I need to find out whether they are accepted on the Bank of Ireland conveyancing panel. Could you help?
The first thing you should do is contact your solicitor and enquire whether they can act for the bank. Otherwise you can get in touch with Bank of Ireland who may be able to confirm.
I used Stirling Law a few years past for my conveyancing in Dartmouth Park. Now, I need my files however the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Dartmouth Park of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Dartmouth Park differ for newly converted properties?
Most buyers of new build residence in Dartmouth Park approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Dartmouth Park usually purchase 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 used to new build conveyancing in Dartmouth Park or who has acted in the same development.
I am a negotiator for a busy estate agency in Dartmouth Park where we have experienced a number of flat sales jeopardised as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Dartmouth Park conveyancing firms. Please can you confirm whether the vendor of a flat can start the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a two-bedroom flat in Dartmouth Park. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
Where there is a missing freeholder or if 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 First-tier Tribunal (Property Chamber) to arrive at the amount due.
An example of a Lease Extension decision for a Dartmouth Park flat 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 residue of the current lease was 64.77 years.