We are approaching an exchange on a flat in Dorridge and my mum and dad have sent the exchange deposit to my conveyancing practitioner. I am now informed that as the deposit has not arrived from me my lawyer needs to make a notification to my bank. Apparently, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to delay the deal?
Your conveyancing practitioner is obliged to check with mortgage company to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
We previously selected conveyancers locally in Dorridge on the Kent Reliance solicitor approved list. They are now charging me a supplemental sum for dealing with the Kent Reliance mortgage. Is this an additional conveyancing fee specified by Kent Reliance?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your solicitor may levy a fee for this. This charge is not dictated by Kent Reliance but by your Dorridge conveyancer. Some firms on the Kent Reliance panel will levy an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
How can we know in advance if a Dorridge conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Dorridge seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer handling your transaction.
My husband and I are in the throws of viewing apartments in Dorridge and I am now considering a potential offer. Should I already have a property lawyer in place at this stage? I will be getting a home loan with Santander.
It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are getting a mortgage with Santander, make sure you remember to check that your lawyer is on the Santander conveyancing panel.
It has been 3 months since my purchase conveyancing in Dorridge took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am thinking of appointing a conveyancing practitioner in Dorridge for my home move. Is it possible to check a solicitor's record with the legal regulator?
One can find presented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.
Do you have any advice for leasehold conveyancing in Dorridge with the purpose of expediting the sale process?
- Much of the delay in leasehold conveyancing in Dorridge can be avoided where you get in touch lawyers the minute your agents start marketing the property and request that they start to collate the leasehold documentation which will be required by the purchasers’ conveyancers. If you hold a share in a the Management Company, you should ensure that you hold the original share certificate. Obtaining a re-issued share certificate is often a lengthy formality and delays many a Dorridge home move. Where a duplicate share certificate is required, do contact the company director and secretary or managing agents (if relevant) for this sooner rather than later. Some Dorridge leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. If you have carried out any alterations to the residence would they have required Landlord’s permission? In particular have you installed wooden flooring? Most leases in Dorridge state that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord consenting to such works. Should you fail to have the paperwork in place do not contact the landlord without checking with your lawyer in the first instance. The majority of landlords or Management Companies in Dorridge charge for providing management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management pack can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most common cause of frustration in leasehold conveyancing in Dorridge.
Dorridge Conveyancing for Leasehold Flats - Sample of Queries Prior to buying
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How is the lease structured? Who is in charge of the building? What restrictions are there in the Dorridge Lease?
We are buying a four bedroom flatin Dorridge with a residential mortgage from a mortgage company. We have selected a conveyancer in Dorridge yet our mortgage company advise he's not on their "panel". Apparently we need to choose one of the our mortgage company panel solicitors or stay with our Dorridge conveyancer and incur the extra costs for one of their panel ones to represent our mortgage company. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The bank mortgage offered to you is subject to conditions, one of which will be that lawyers will on the lender's conveyancing panel. Until recently, most mortgage companies had large numbers of law firms on their panels, including almost all conveyancing solicitors in Dorridge : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for your lender.