We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to instruct a Dorking based conveyancing firm?
You should check but the chances are that appoint one of their panel lawyers where you accept the "fee-free" incentive. Contact the lender to explore if they allow a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Dorking.
We had appointed conveyancing lawyers locally in Dorking on the Coventry BS solicitor approved list. They are now charging me a further sum for the legal aspects of the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer may levy a fee for this. This charge is not dictated by Coventry BS but by your Dorking conveyancer. Numerous firms on the Coventry BS panel will charge an ‘acting for lender’ fee and others do not.
The mortgage over my property is with Principality for my property in Dorking. Conveyancing has been completed 12 months ago. If I am intending 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 Principality?
You must advise Principality in advance of renting your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies 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 Principality directly. It should not be necessary to do this via a Principality conveyancing panel solicitor.
Intending to buy a maisonette in Dorking. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Dorking property lawyer is on the Aldermore conveyancing panel.
I'm remortgaging my existing property to a buy to let loan with Barclays and I will use the rest of the raised equity as a deposit on further house. The area we are interested in is Dorking. Will your solicitors be able to act for both sets of lenders and link together the two deals?
Do use our comparison tool on this page to ensure that the lawyers are approved by both banks. Assuming that they are your lawyer should be able to connect the two transactions but you should have a chat with you lawyer and make clear your expectations and needs.
In my capacity as executor for the will of my father I am selling a residence in Newport but live in Dorking. My conveyancer (based 250 kilometers awayhas requested that I execute a stat dec before the transaction finalising. Could you suggest a conveyancing practitioner in Dorking to attest this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are Dorking based
There are only Seventy years unexpired on my lease in Dorking. I need to get lease extension but my freeholder is missing. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you have made all reasonable attempts to find the lessor. For most situations an enquiry agent should be helpful to try and locate and to produce an expert document which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Dorking.
I acquired a garden flat in Dorking, conveyancing formalities finalised 9 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Dorking with a long lease are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease comes to an end on 21st October 2080
With 55 years left to run we estimate the premium for your lease extension to span 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 extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
What tools are available to search for a Dorking conveyancing solicitor on the mortgage company conveyancing panel? I have a car and am prepared to travel up to twentykilometers to attend the solicitor.
Feel free to make use of the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Dorking and you will see a number of lawyer located nearest Dorking. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.