I have given 8 weeks notice to my existing landlord and have to vacate my rented property in Dorset by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in six weeks as I wish to avoid having to find short term accommodation?
It is unwise to provide notice on a rental until your lawyer suggests that you should. If you have not previously done so, notify to your conveyancer and ask them to they cajole the owners lawyers, try to get a realistic time scale from them that all parties will work towards
When it comes to mortgage companies such as Skipton, do Dorset conveyancers face a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
How can we tell if a Dorset conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in Dorset seeking recommendations is a good starting point. 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 which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your transaction.
I have instructed a Dorset conveyancer having checked that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 conveyancing practitioner 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 Dorset postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Dorset.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Dorset?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Dorset. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am buying my first flat in Dorset with a mortgage from Yorkshire Building Society. The developers would not reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not to tell my lawyer about the deal as it will jeopardize my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My cousin has suggested that I instruct his lawyers for conveyancing in Dorset. Should I use them?
There are no two ways about it it’s preferable to find a conveyancing practitioner is to have referrals from friends or relatives who have experience in using the conveyancer you're are thinking of instructing.
I work for a reputable estate agent office in Dorset where we see a number of leasehold sales derailed as a result of short leases. I have been given inconsistent advice from local Dorset conveyancing solicitors. Could you clarify whether the owner of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. 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.
Alternatively, it may be possible 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 am the registered owner of a split level flat in Dorset, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Dorset with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease ceases on 21st October 2080
With 54 years remaining on your lease we estimate the price of your lease extension to be between £32,300 and £37,400 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.