Is the fact that my solicitor in Dore is not on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Dore conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Are there restrictive covenants that are commonly identified during conveyancing in Dore?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Dore. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Dore is where the house is located. Can you shed any light on this issue?
Flying freeholds in Dore 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 Dore you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dore 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 premises.
I am using a search engine for the phrase on line conveyancing in Dore it shows results of numerous solicitorsin the vicinity. How do I determine which is the suitable solicitor for the sale of my house?
The ideal way of finding the right conveyancer is through a trusted recommendation, so seek the guidance of friends and relatives who have bought a property in Dore or the reputable estate agent or financial adviser. Fees for conveyancing in Dore vary, so it's advisable to obtain at least three fee calculations from different property lawyers. Dont forget to clarify that the fees are fixed.
Completion is due on the disposal of our £150,000 maisonette in Dore in six days. The managing agents has quoted £408 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Dore?
Dore conveyancing on leasehold apartments usually requires the purchaser’s conveyancer submitting questions for the landlord to address. Although the landlord is under no legal obligation to address these enquiries most will be content to assist. They may charge a reasonable charge for answering questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some transactions it exceeds £800. The administration charge invoiced by the landlord must be sent together with a summary of entitlements and obligations in relation to administration charges, without which the charge is technically not due. In reality one has little option but to pay whatever is demanded should you wish to complete the sale of your home.
I inherited a basement flat in Dore, conveyancing having been completed in 2003. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Dore with an extended lease are worth £197,000. The ground rent is £55 per annum. The lease finishes on 21st October 2080
With 55 years left to run we estimate the price of your lease extension to range between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
Fiveweeks into buying a house in Dore. Conveyancing solicitor has called to say the property is "Leasehold". Does this impact the salability of the property?
Dore conveyancing does not ordinarily involve leasehold houses. The main factor here is the length of lease and the ground rent. If there are over a hundred years remaining with a nominal rent, it's almost the same as freehold, so it shouldn't impact the value significantly.
At the other extreme, if it's, say, 50 years it is bound to have a adverse effect on the value, and probably wouldn't be acceptable to the bank. The length of lease and ground rent will be specified in the lease which should be made available to your solicitor.