is it true that all Dorchester On Thames solicitor firms on the Barclays conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Barclays conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many banks do list licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
We expect to receive a AIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Dorchester On Thames solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Dorchester On Thames solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I have instructed a Dorchester On Thames property lawyer having checked that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Dorchester On Thames surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am buying a new build house in Dorchester On Thames benefiting from help to buy. The developers would not reduce the price so I negotiated £7000 of extras instead. The property agent advised me not disclose to my solicitor about the side-deal as it will adversely affect my mortgage with Norwich and Peterborough Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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've recently found out that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Dorchester On Thames is the location of the property. What do you suggest?
Flying freeholds in Dorchester On Thames are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dorchester On Thames you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dorchester On Thames may determine 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 property.
I have been sourcing a conveyancing practitioner in Dorchester On Thames for my remortgage. Is it possible to check a solicitor's complaints history with the legal regulator?
One may read presented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA could monitor telephone calls for training purposes.
I've found a house that appears to meet my requirements, at a reasonable figure which is making it more attractive. I have just been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Dorchester On Thames. Conveyancing lawyers have are soon to be instructed. Will they explain the issues?
Most houses in Dorchester On Thames are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Dorchester On Thames so you should seriously consider shopping around for a Dorchester On Thames conveyancing practitioner and be sure that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is part of an estate. Your lawyer should advise you fully on all the issues.
I bought a ground floor flat in Dorchester On Thames, conveyancing having been completed 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Dorchester On Thames with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 invoiced annually. The lease ceases on 21st October 2085
With 61 years remaining on your lease we estimate the price of your lease extension to span between £19,000 and £22,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
20 days into a sale of a flat in Dorchester On Thames. Conveyancing is fine but we are being charged an extortionate amount by the managing agents. So far we have issued a cheque for £268 for a leasehold management information and then a further £117.20 for answers to queries supplied by the purchaser's solicitor.
You will not have control over the level of the charges for this information however the typical fee for the information for Dorchester On Thames leasehold property is £380. For Dorchester On Thames conveyancing transactions it is usual for the owner to cover the charges. The landlord or their agents are under no statutory obligation to address such questions although many will be willing to do so - albeit often at exorbitant prices disproportionate to the work involved. Unfortunately there is no law that mandates capped fees for administrative tasks. Nor is there any prescriptive time limit by which they are obliged to provide answers.