We're in Dore, First time buyers buying with a mortgage (lender is Principality , and our solicitor is on the Principality conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
There are numerous conveyancing solicitors in Dore but how do I know who I should use?
It would be unwise to be seduced by the lowest Dore conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I am the only recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Dore. Conveyancing formalities meant that the Land Registry date was in October. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the property in October. Do I have to wait half a year to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this provision primarily exists to pick up on subsales or the flipping of property.
I am expecting a AIP from Aldermore this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Aldermore recommend any Dore solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint Dore solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
My wife and I are intent on selling our home in Dore and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a web based conveyancing outfit rather than a conveyancing solicitor in Dore. We have lived in Dore for three years we know of no issue. Do we contact our local Authority to get confirmation need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must enquire of 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 life insurance to cover that same illness)
Just had an offer accepted on a new build flat in Dore. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Dore
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Due to the advice of my in-laws I had a survey completed on a property in Dore in advance of instructing solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies may refuse to issue a loan on a flying freehold home.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Dore. Conveyancing may be slightly more expensive based on your lender's requirements.
Online research suggests that Dore solicitors are more costly than Dore conveyancers in Dore to use when buying a property. Am I better off using a conveyancer or a solicitor if I am purchasing a property in Dore.
When it comes to conveyancing in Dore the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.