I am in the process of selling my home in Dosthill and the EA has just e-mailed to say that the buyers are switching solicitor. The excuse is that the lender will only deal with property lawyers on their conveyancing panel. Why would a leading lender only engage with certain lawyers rather the firm that they want to appoint for their conveyancing in Dosthill ?
UK lenders have always had panels of law firms that can represent them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any impact on this.
Will commercial conveyancing searches reveal proposed roadworks that may impact a commercial site in Dosthill?
Its becoming the norm that commercial conveyancing solicitors in Dosthill will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Dosthill. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Dosthill.
For each commercial conveyancing transaction in Dosthill it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Dosthill commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Dosthill.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Dosthill is the location of the property. What do you suggest?
Flying freeholds in Dosthill are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dosthill you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dosthill may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I need to instruct a conveyancing practitioner in Dosthill for my house move. Is it possible to review a firm’s complaints history with the profession’s regulator?
Anyone can find presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great price which is making it more attractive. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns buying a house with a leasehold title in Dosthill. Conveyancing advisers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Dosthill ?
Most houses in Dosthill are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Dosthill in which case you should be looking for a Dosthill conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions such as obtaining the landlord’sconsent to carry out alterations. It may be necessary to pay a service charge towards the upkeep of the communal areas where the property is part of an estate. Your conveyancer will report to you on the legal implications.
I inherited a ground floor flat in Dosthill, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Dosthill with an extended lease are worth £222,000. The ground rent is £50 yearly. The lease terminates on 21st October 2096
With 70 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.
Do I cancel the direct debit for my mortgage with Kent Reliance as soon as a completion date for my home sale in Dosthill has been agreed?
No, you must continue meeting any mortgage sums to Kent Reliance pending the mortgage being repaid on completion as part of your Dosthill conveyancing.