Me and my fiance are purchasing a flat in Dore. My Solicitor is not on the bank approved panel. Am I still permitted to continue with my Dore conveyancing solicitor even though they are not on the mortgage company panel?
You have a couple of choices available to you here
- Complete the purchase with your preferred Dore solicitor but your mortgage company will need to instruct a lawyer on their conveyancing panel. This will result in additional fees together with probable delay.
- Get a new conveyancer to conduct the conveyancing, ensuring that they are on the mortgage company conveyancing panel.
- Convince your solicitor to do everything possible to join the mortgage company conveyancing panel
How up to date is your search tool for Dore conveyancing solicitors on the Bank of Ireland conveyancing panel? Do Bank of Ireland send you an updated list?
Dore conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
We are selling our property in Dore and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the buyers instructed a nationwide conveyancing practice rather than a conveyancing solicitor in Dore. Having lived in Dore for 4 years we know that this is a non issue. Do we contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I moved into my house on 7 January and my personal details are still not registered. Should I be concerned? My conveyancing solicitor in Dore expressed confidence that it would be recorded inside ten days. Are properties in Dore uniquely lengthy to register?
There is nothing unique about conveyancing in Dore registration formalities. Rather than based on location, timeframes can differ subject to the party submitting the application, whether it is in order and whether the Land registry have to notify any 3rd parties. As of today roughly 80% of such applications are completed in less than three weeks but some can be subject to longer hold-ups. Registration is effected after the new owner is living at the premises therefore an expedited registration is not usually an essential issue yet where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for the application to be prioritised.
Due to the advice of my in-laws I had a survey completed on a house in Dore before retaining lawyers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some mortgage companies will refuse to give a loan on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Dore. Conveyancing will be smoother if you use a solicitor in Dore especially if they are familiar with such properties in Dore.
Fiveweeks into buying a residence in Dore. Conveyancing lawyer has phoned to say the property is "Leasehold". Should this impact the marketability of the property?
Dore conveyancing does not in most situations involve leasehold houses. The key consideration here is the length of lease and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the marketability too much.
At the other end of the spectrum, if it's, say, 50 years it is bound to have a material effect on the saleability, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be specified in the lease which should be made available to your property lawyer.