Some advice if I may. My Dorking conveyancer is advising me that he has toapply for Dorking conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Dorking conveyancing searches.
Do the Building Society Association intend to launch a searchable register to to identify solicitors on the Earl Shilton BS conveyancing panel for example in Dorking?
We are not aware of any intention on the part of the BSA to promote such a register.
A friend advised me that in purchasing a property in Dorking there may be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
We are aware of anumerous of properties in Dorking which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Dorking should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The Dorking solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Dorking solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Dorking postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Dorking.
The deeds to our house can not be found. The conveyancers who did the conveyancing in Dorking 4 years ago have long since closed. What are my options?
Gone are the days when you need to have the physical official documentation to prove you own the land or property, given that the Land Registry have everything they need in a digital format.
My father has suggested that I instruct his lawyers for conveyancing in Dorking. Should I choose my own property lawyer?
Much as we are happy to recommend a Dorking conveyancing lawyer the best way to select a conveyancing lawyer is to seek feedback from friends or relatives who have actually experience in using the conveyancer that you are are thinking of instructing.
I have recently realised that I have Sixty One years remaining on my lease in Dorking. I now wish to extend my lease but my landlord is absent. What are my options?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to track down the lessor. In some cases an enquiry agent should be helpful to conduct investigations and to produce an expert document which can be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a conveyancer in relation to proving the landlord’s absence and the application to the County Court covering Dorking.
I bought a 1 bedroom flat in Dorking, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Dorking with over 90 years remaining are worth £191,000. The ground rent is £55 charged once a year. The lease ends on 21st October 2079
You have 54 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.