We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel lawyer as I would prefer to use a specialised conveyancing solicitor in Dosthill?
Do check but the the likelihood is that give you one of their panel conveyancers should you take up the "fee-free" deal. Speak to the lender to explore if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Dosthill.
What is the difference between a licensed conveyancer and conveyancing solicitor in Dosthill
Two types of professional can do conveyancing in Dosthill namely CLC regulated conveyancers or solicitors. The two can handle the legal services that required to complete the sale or purchase of property. Both are obliged to conduct Dosthill conveyancing on similar quality and guidelines so you can be sure that your conveyancing will be properly administered and that all requisite procedures will be suitably adhered to.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Dosthill conveyancing practitioner on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I have decided to exercise my right to buy my property in Dosthill off the council. I have a mortgage offer with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
Will our lawyer be raising enquiries concerning flooding during the conveyancing in Dosthill.
Flooding is a growing risk for conveyancers conducting conveyancing in Dosthill. Plenty of people will purchase a property in Dosthill, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, but there are a number of searches that may be initiated by the buyer or by their conveyancers which will give them a better understanding of the risks in Dosthill. The conventional set of information supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the vendor to determine whether the premises has historically flooded. If flooding has previously occurred and is not notified by the vendor, then a purchaser could bring a legal claim for losses as a result of such an inaccurate response. A buyer’s solicitors should also commission an environmental search. This should disclose whether there is a recorded flood risk. If so, additional investigations will need to be carried out.
I used Arc property Solicitors a few years past for my conveyancing in Dosthill. I now require my papers however cannot find the solicitor. What do I do?
You should call 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 Dosthill of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What does commercial conveyancing in Dosthill cover?
Non domestic conveyancing in Dosthill incorporates a wide array of services, provided by regulated solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
My wife and I purchased a leasehold flat in Dosthill. Conveyancing and Virgin Money mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Dosthill who acted for me is not around. Any advice?
The first thing you should do is contact HMLR to be sure that the individual claiming to own the freehold is indeed the new freeholder. It is not necessary to instruct a Dosthill conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a basement flat in Dosthill, conveyancing was carried out 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Dosthill with over 90 years remaining are worth £201,000. The ground rent is £45 yearly. The lease ceases on 21st October 2089
With 64 years unexpired we estimate the price of your lease extension to be between £14,300 and £16,400 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.