I am progressing with the sale of my flat in Dingle and the EA has just text me to advise that the buyers are appointing a new property lawyer. The excuse is that the mortgage company will only engage with solicitors on their conveyancing panel. On what basis would a big named lender only work with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Dingle ?
Mortgage companies have always had panels of law firms they are willing to work with, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Banks blame a rise in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
Me and my partner are due to complete buying a property in Dingle but as a result of damage from a small fire at the property I have managed to agree recompense from the owner of £3k by way of a adjustment in the price. This was going to be addressed as part of the conveyancing process however TSB are not allowing this. Should they have been informed?
Any lawyer that is on the TSB conveyancing panel is required to disclose to TSB of any variations to the sale price. If you were to refuse your solicitor to notify the reduction to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new property lawyer for your conveyancing in Dingle.
Can I use your services to locate a Conveyancing solicitor in Dingle even if I’m not buying or disposing of a house, for instance where I wish to acquire an office in Dingle with a mortgage from Barclays ?
Our search tool is predominantly used to select residential conveyancing solicitors in Dingle but we have recorded towards the end of this page a selection of Dingle commercial conveyancing firms. You should enquire with the company directly to establish if they are also authorised to represent Barclays
My colleague advised me that if I am purchasing in Dingle I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Dingle conveyancing searches. It is a large report of more than thirty pages, listing and detailing 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 demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Dingle Education with plans and statistics, Local Amenities and other useful data concerning Dingle.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Dingle is the location of the property. Is there any advice you can impart?
Flying freeholds in Dingle are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dingle you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dingle may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am buying a garden maisonette in Dingle. Conveyancing lawyer is awaiting, from the owner, building insurance schedule. This morning I was advised that the owner must send the insurance paperwork for the flat above in addition. Why would my solicitor need to check the insurance for the other flat? Is it really required? We have been waiting for the last fortnight…
It is not unheard of in leasehold conveyancing in Dingle to discover Conveyancing in Dingle in a minority of cases reveals that the lease requires the tenant's to insure their individual flats as opposed to the landlord insuring the complete building - which is clearly preferable. Do check with your property lawyer but it would seem that your conveyancer is seeking to establish that the entire building is insured. Insuring your flat is no help when it comes to rebuilding after a fire if the 1st floor cannot be reconstructed for lack of insurance cover.