I am under pressure from the executor of a property in Dorchester to sign contracts within four weeks. What can I do to expedite the buying process?
In the event that the seller is applying pressure to sign contracts we would recommend that your solicitor is familiar with the area as they will have local contacts and know-how. It is even conceivable that they would have transacted previousproperties in the same road. You would be best advised to use a Dorchester conveyancing firm. In addition, double check that the lawyer is on the on the approved list for your mortgage company. It is believed that nearly one in five of Dorchester conveyancing transactions are frustrated or derailed after discovering a purchaser’s conveyancer was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the buying process being held up by an average of three weeks. It is estimated that this issue affects approximately one hundred thousand home moves annually. Most Dorchester conveyancing practices can not act for certain banks so do check at the outset.
Do banks and building societies provide you with an approved list of Dorchester conveyancing solicitors? How do you know who is on the TSB conveyancing panel?
Dorchester conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
What is the difference between a licensed conveyancer and conveyancing solicitor in Dorchester
There are two types of lawyers who can conduct conveyancing in Dorchester namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that required to complete the sale or acquisition of property. They are both obliged to execute Dorchester conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be properly conducted and that all requisite procedures will be correctly adhered to.
I have today made my last payment due on my mortgage with Clydesdale. I assume I don't need a Dorchester conveyancing practitioner on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I have a mortgage with Lloyds for my property in Dorchester. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?
You must advise Lloyds prior to letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel lawyer.
I completed on my flat on 11 June and my personal details are still not registered. Need I be worried? My conveyancing solicitor in Dorchester advises it will be registered in a couple of weeks. Are titles in Dorchester uniquely lengthy to register?
As far as conveyancing in Dorchester registration is no quicker or slower than the rest of England and Wales. Rather than based on location, timeframes can differ depending on who lodges the application, whether there are errors and if the Land registry communicate with any 3rd parties. As of today approximately 80% of submission are fully dealt with in less than three weeks but occasionally there can be protracted delays. Historically registration takes place once the purchaser is living at the property so 'speed' is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.
How does the Landlord & Tenant Act 1954 affect my commercial property in Dorchester and how can your lawyers assist?
The 1954 Act provides protection to commercial leaseholders, granting the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Dorchester
I am hoping to put an offer on a small detached house that seems to be perfect, at a reasonable price which is making it more attractive. I have subsequently discovered that the title is leasehold as opposed to freehold. I would have thought that there are issues purchasing a leasehold house in Dorchester. Conveyancing advisers have are soon to be appointed. Will they explain the issues?
Most houses in Dorchester are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area can help the conveyancing process. We note that you are purchasing in Dorchester in which case you should be shopping around for a Dorchester conveyancing practitioner and check that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. As a leaseholder you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the freeholder’spermission to conduct changes to the property. You may also be required to pay a maintenance charge towards the upkeep of the communal areas where the property is located on an estate. Your conveyancer should report to you on the legal implications.