Me and my partner are about to exchange on the purchase of a property in Dingle but as a result of wreckage from the recent storms I have was able negotiate compensation from the seller in the sum of £3k in the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process yet Aldermore are not allowing this. Should they have been notified?
The lawyer being on a Aldermore approved list is duty bound to inform Aldermore of any amendments to the sale price. If you were to refuse your lawyer to notify the reduction to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new property lawyer for your conveyancing in Dingle.
Why do I have to pay up front for conveyancing in Dingle?
Where you are retaining lawyers for conveyancing in Dingle your lawyer will request that you to provide them with funds to cover the the cost of the conveyancing searches. This will be the total of the cost of the conveyancing searches. When the deposit is as part of the sale price then this should be required immediately ahead of contracts are exchanged. The closing balance that is needed will be payable shortly before completion.
I am considering applying for a Co-operative mortgage for purchase of a new build (under development) in Dingle with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Co-operative ?
There is nothing to stop you using your solicitor, but Co-operative will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Dingle. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Dingle
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply a car parking plan. Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
What tools are available to locate a Dingle solicitor on the Bank of Scotland conveyancing panel? I have wheels and am prepared to travel upto 10kilometers to meet the solicitor.
You can use the tool on this website. Please select a lender and your location and you will see a number of Dingle conveyancing lawyers based on proximity. We have detailed some Dingle conveyancing firms at the bottom of this page and you can contact them to check if they are on the Bank of Scotland panel
I work for a busy estate agent office in Dingle where we have experienced a few flat sales put at risk due to short leases. I have received conflicting advice from local Dingle conveyancing solicitors. Please can you clarify whether the owner of a flat can instigate the lease extension process 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 start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
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 purchaser.
I acquired a leasehold flat in Dingle, conveyancing was carried out September 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Dingle with a long lease are worth £185,000. The ground rent is £65 charged once a year. The lease ceases on 21st October 2085
With just 60 years unexpired we estimate the premium for your lease extension to be between £20,000 and £23,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.