When can the exchange of contracts take place for purchase conveyancing in Dorridge and am I required to be at the lawyers office?
If you are in close proximity to our conveyancing solicitors in Dorridge you are welcome to come in to sign the paperwork. However, the lender approved solicitors we recommend supply a national conveyancing service and give as equally comprehensive and professional a job for you when communicating with you by post or email. The signing of the contract is not when everything is set in stone. A signed contract simply enables the conveyancer to address the formalities at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Dorridge)to be in the office available at the end of the phone to exchange contracts.
I am the sole recipient of my late grandmother’s will and I have everything in my name alone, including the my former home in Dorridge. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in September. Do I have to wait half a year to sell?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. many lenders would take a pragmatic view as this clause is chiefly there to capture subsales or the flipping of property.
When it comes to lenders such as Virgin Money, do Dorridge conveyancing practitioners have to pay a fee to be on the list of approved solicitors?
We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
We were going to get a DIP from Santander this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Dorridge solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Dorridge solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I used Stirling Law a few years past for my conveyancing in Dorridge. I now require my papers however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Dorridge of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a ground for flat up to £305k and identified one close by in Dorridge I like with a park and railway links in the vicinity, however it's only got 51 remaining years left on the lease. There is not much else in Dorridge for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage that many years will be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
I am looking for a conveyancing solicitor in Dorridge for my house move. Can I see a solicitor's complaints history with the profession’s regulator?
Anyone may find published Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes recorded call for training purposes.
Last April I purchased a leasehold flat in Dorridge. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a studio flat in Dorridge, conveyancing having been completed January 1998. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Dorridge with over 90 years remaining are worth £265,000. The ground rent is £50 invoiced annually. The lease runs out on 21st October 2101
With 76 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to 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.