It is 10 years ago since I purchased my house in Dingle. Conveyancing solicitors have recently been appointed on the sale but I can't find my deeds. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by the lender or they could still be with the conveyancers who handled your purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Dingle involves registered property but in the rare situation where your home is unregistered it is more problematic but is resolvable.
After researching online forums for a high-quality solicitor in Dingle, many comment that I must look for a CQS assured solicitor. What is CQS?
Dingle Conveyancing Quality Scheme solicitors have been granted accreditation under the Law Society's Scheme (CQS) CQS was brought about to promote high standards in the home moving process. CQS helps consumers to recognise practices that provide a quality residential conveyancing. Dingle is one of the many areas in England and Wales in which CQS have offices. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.
A friend advised me that if I am purchasing in Dingle I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Dingle conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Dingle around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Dingle Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Dingle Education with maps and statistics, Local Amenities and other useful data concerning Dingle.
I am buying my first flat in Dingle with the aid of help to buy. The developers would not budge the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not inform my solicitor about this extras as it may jeopardize my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Dingle I like with amenity areas and railway links nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Dingle in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you require a home loan that many years will be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this.
I need to instruct a conveyancing practitioner in Dingle for my sale. Is there any facility to review a solicitor's complaints history with the legal regulator?
You may search for published Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could recorded call for training requirements.