At what point does exchange of contracts occur in sale conveyancing in Dover and do I need to be at the lawyers branch?
If you are round the corner to our conveyancing solicitors in Dover you are invited in to sign the paperwork. That being said, the law practices we recommend offer countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when dealing with you electronically. The signing of the contract is not the critical part. A signed contract is just a prerequisite for the firm to exchange contracts when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Dover)to be in the office available at the end of the phone to exchange contracts.
My Conveyancer in Dover has never been on on the Lloyds TSB Bank Approved Panel. Can I still use my prefered solicitor notwithstanding that they are not on the Lloyds TSB Bank panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your existing Dover solicitors but Lloyds TSB Bank will need to use a conveyancer on their list of acceptable firms. This will inevitably rack up the total conveyancing fees as well as result in delays.
- Find an alternative practitioner to to deal with the purchase, not forgetting to check they are Persuade your conveyancer to do everything within their powers to join the Lloyds TSB Bank conveyancing panel
Should our conveyancer be asking questions about flooding during the conveyancing in Dover.
Flooding is a growing risk for lawyers dealing with homes in Dover. Some people will buy a house in Dover, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a numerous checks that can be undertaken by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Dover. The standard property information forms given to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to determine if the premises has suffered from flooding. In the event that the property has been flooded in past which is not disclosed by the vendor, then a purchaser may issue a compensation claim as a result of such an inaccurate answer. A buyer’s conveyancers will also conduct an environmental search. This will higlight if there is any known flood risk. If so, additional inquiries should be carried out.
I am buying a new build flat in Dover. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Dover
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
Looking forward to exchange soon on a leasehold property in Dover. Conveyancing lawyers have said that they are sending me a report within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Dover should include some of the following:
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Advice as to the provision in the lease to to contribute towards maintenance costs - in relation to the building, and the wider rights a leaseholder enjoys Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? You should be advised what counts as a Nuisance as far as the lease is concerned You would want to receive a copy of the lease Where does the liability rest for maintaining the window frames
I bought a leasehold flat in Dover, conveyancing having been completed in 2003. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Dover with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2093
With just 68 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
The solicitors conducting our conveyancing in Dover has sent documents to review that state the land is unregistered with epitome documents. Why is the property not currently recorded at HM Land Regsitry?
It is a rare occurrence indeed to find property in Dover to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Dover conveyancing lawyers should be capable of dealing with this type of conveyancing but if any uncertainty reigns the standard guidance presently seems to be for the vendor’s solicitor to register it first and subsequently deal with the disposal - this will have a domino effect to cause a drawn-out transaction.