We are planning to buy a 3 bedroom flat in Dinas Powys with a mortgage. We wish to retain our Dinas Powys conveyancer, but the lender says she’s not on their "panel". It seems we have little option but to select one of the lender panel solicitors or keep our Dinas Powys solicitor as well as pay for one of their panel lawyers to represent them. We consider that this is unjust; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Dinas Powys conveyancing solicitor to apply to be on the conveyancing panel.
My aunt advised me that in purchasing a property in Dinas Powys there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are a number of properties in Dinas Powys which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Dinas Powys should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I purchasing a end of terrace house in Dinas Powys. Our aim is to carry out a loft conversion at the property.Will legal conveyancing on the property include investigations to see if these alterations are allowed?
Your conveyancer will review the deeds as conveyancing in Dinas Powys can occasionally identify restrictions in the title deeds which prevent categories of works or require the permission of a 3rd party. Certain works call for local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
Completion of my purchase has taken place for my property in Dinas Powys. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
How does conveyancing in Dinas Powys differ for new build properties?
Most buyers of new build premises in Dinas Powys contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Dinas Powys 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 used to new build conveyancing in Dinas Powys or who has acted in the same development.
How easy is it to switch firm as I have to instruct one who is on the Birmingham Midshires conveyancing panel. I was using a local conveyancing solicitor in Dinas Powys five minutes from me but the firm is not accepted by Birmingham Midshires
It would be our pleasure to help you find a conveyancing solicitor in Dinas Powys on the Birmingham Midshires panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Dinas Powys. Using the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Dinas Powys.
What makes a Dinas Powys lease problematic?
Leasehold conveyancing in Dinas Powys is not unique. Most leases are unique and drafting errors can sometimes mean that certain provisions are erroneous. The following missing provisions could result in a defective lease:
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Insurance obligations
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Nationwide Building Society, Norwich and Peterborough Building Society, and Barclays Direct all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to provide security, forcing the buyer to withdraw.
I own a studio flat in Dinas Powys, conveyancing was carried out February 1997. How much will my lease extension cost? Similar flats in Dinas Powys with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease ceases on 21st October 2081
With just 56 years unexpired the likely cost is going to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
My aunt completed her conveyancing in Dinas Powys in 2007. She has been married, divorced and is now married again. She now intends to dispose of the Dinas Powys property. I suspect that she will simply be asked to provide a copy of the marriage papers to the conveyancer however she is concerned it could frustrate the sale of the house. Is it worth updating the land title details for the property?
You are not required to update the register on the basis that you have the proof needed to demonstrate how the name change occurred.
The buyer’s solicitor will check the land registry details and require evidence to establish the change of name for example marriage certificates.