I had intended to instruct a property lawyer in Dover for our house purchase. Our broker informed us that our bank Barnsley Building Society won't deal with them. Surely this is unfair competition?
A decade ago most banks had an appetite for risk which was higher than today. Almost all Dover conveyancing firms would have been on many lender panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms concerning their operations and the individuals who work for them and set certain criteria such a completing on a minimum number of conveyancing. Many Dover conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Dover is amongst the hundreds of areas where the lawyers showing on our search results are are authorised to act for Barnsley Building Society.
Can you help - my lawyer advises that breach of easement insurance is needed on my purchase. What is the level of cover for Dover conveyancing?
The right level of breach of easement indemnity insurance depends on who your lender is. It would differ for example between Santander and The Mortgage Works. Conveyancing solicitors as opposed to borrowers take out such insurances.
We are getting the release of further monies on our home loan from Skipton as we want to carry out renovations to our home in Dover. Do we need to appoint a local Dover solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton do not ordinarily instruct a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
After shopping around on the internet I have found a Dover property lawyer having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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. You may wish to consider appointing your own Dover surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should our lawyer be making enquiries regarding flooding during the conveyancing in Dover.
The risk of flooding is if increasing concern for solicitors dealing with homes in Dover. There are those who buy a house in Dover, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, however there are a various checks that may be initiated by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Dover. The standard information sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the seller to determine if the property has historically flooded. If the property has been flooded in past and is not disclosed by the seller, then a buyer may bring a legal claim for losses resulting from an incorrect response. The buyer’s solicitors should also carry out an enviro search. This should indicate if there is any known flood risk. If so, additional inquiries should be carried out.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Dover is where the house is located. Can you shed any light on this issue?
Flying freeholds in Dover are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dover 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 Dover may decide 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 residence.
My father has suggested that I instruct his conveyancing solicitors in Dover. Should I use them?
Much as we are happy to recommend a Dover conveyancing lawyer the best way to choose a conveyancing solicitor is to seek referrals from friends or family who have used the solicitor you're are thinking of instructing.
Expecting to sign contracts shortly on a studio apartment in Dover. Conveyancing solicitors have said that they report fully next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Dover should include some of the following:
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if lease has a provision for a slush fund for major works? You should know whether the lease allows you to add or upgrade aspects of the flat- you must be made aware as to whether it applies to all alterations or limited to structural alteration, and whether permission is required Your solicitors should enable you to have an understanding of the insurance requirements Setting out your rights in respect of common areas in the block.By way of example, does the lease permit a right of way over a path or staircase?
Dover Leasehold Conveyancing - Examples of Queries Prior to buying
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What is the annual service fee and ground rent? It is important to be aware if window replacement or some other significant cost is coming up that will be shared by the leaseholders and could well dramatically impact the level of the maintenance charges or necessitate a one off payment. Most Dover leasehold properties will incur a service charge for the upkeep of the block set by the landlord. If you buy the apartment you will have to pay this amount, usually periodically throughout the year. This can vary from two or three hundred pounds to thousands of pounds for buildings with lifts and large communal areas. There will also be a ground rent for you to pay annual, this is usually not a large figure, say around £25-£75 but you should to enquire it because on occasion it can be many hundreds of pounds.