We note that you have a post code search directory listing law firms on the Santander conveyancing panel. Do firms pay you a referral fee if I retain them for our own conveyancing in Dorking?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Dorking.
My lawyer in Dorking is not listed on the National Westminster Bank Approved Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are not on the National Westminster Bank panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your existing Dorking solicitors but National Westminster Bank will need to instruct a conveyancer on their panel. This will inevitably rack up the overall legal charges and cause delays.
- Get an alternative practitioner to act in the conveyancing, not forgetting to check they are National Westminster Bank approved.
- Persuade your National Westminster Bank solicitor to try to join the National Westminster Bank panel
My relative recommended that if I am purchasing in Dorking I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard Dorking conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Dorking around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Dorking Education with maps and statistics, Local Amenities and other useful information regarding Dorking.
How do I use the search facility to choose a conveyancing practitioner in Dorking on the panel for my lender?
1st select a lender such as Halifax, Coventry Building Society or Platform Home Loans Ltd then choose your location for example Dorking. Conveyancing organisations in Dorking and further afield should be identified.
I am a negotiator for a busy estate agency in Dorking where we see a number of leasehold sales put at risk due to short leases. I have been given conflicting advice from local Dorking conveyancing firms. Could you confirm whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
An alternative approach is to agree the lease extension with the freeholder 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.
I purchased a leasehold flat in Dorking, conveyancing was carried out 8 years ago. How much will my lease extension cost? Similar flats in Dorking with a long lease are worth £265,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2101
With 76 years unexpired we estimate the price of your lease extension to range between £8,600 and £9,800 as well as legals.
The suggested premium range 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 due diligence. You should not use this information 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 move forward placing reliance on this information without first seeking the advice of a professional.
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 further investigations and contractual concerns.