Am I correct in assuming that the fact that my solicitor in Dorking is not identified on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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 Dorking conveyancing firm and ask them why they are no longer on the approved list for your bank.
My wife and I are due to complete on the purchase of a property in Dorking but as a result of damage from a small fire at the property I have was able negotiate recompense from the seller in the sum of £2k taking the form of a adjustment in the price. This was going to be dealt with as part of amending the contract however Aldermore are not allowing this. Why were they notified?
Any conveyancer being on the Aldermore approved list is obliged to inform Aldermore of any changes to the sale price. If you were to refuse your conveyancing practitioner to disclose the price change to Aldermore then they would have to discontinue acting for you. In addition, Aldermore and you would have to appoint a new lawyer for your conveyancing in Dorking.
We just had an offer accepted to buy with Norwich and Peterborough Building Society. We have called around locally yet am struggling to find a Dorking conveyancing firm on the Norwich and Peterborough Building Society approved list. Could you assist?
Feel free to take advantage of the search tool on this site. Pick the mortgage company and type Dorking or your location and you will be presented with a number of lawyer located in Dorking or near you.
I have been on the look out for a ground for flat up to £305k and identified one near me in Dorking I like with open areas and station in the vicinity, the downside is that it only has 52 years unexpired on the lease. There is not much else in Dorking for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you require a mortgage that many years will be problematic. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
I am employed by a reputable estate agency in Dorking where we have witnessed a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Dorking conveyancing solicitors. Can you confirm whether the owner of a flat can start the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Dorking - Sample of Questions you should consider Prior to Purchasing
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You will want to find out as much as you can regarding the managing agents as they can either make your living at the property much easier or a lot more difficult. Being a leasehold owner you are frequently in the clutches of the managing agents from a financial perspective and when it comes to every day issues like the upkeep of the communal areas. You should not be shy to ask other tenants what they think of their management. In conclusion, investigate as to the dates that the service fees are due to the managing agents and specifically what you get for your money. What prohibitions are contained in the Dorking Lease? Are there any major works anticipated that will likely increase the service fees?
What is the reason for new build conveyancing in Dorking being more expensive?
Conveyancing in Dorking for newly converted or new build premises usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as additional investigations and contractual concerns.