Am I correct in assuming that the fact that my conveyancer in Dover is not listed on my bank's solicitor panel that there is a problem with the standard of her work?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Dover conveyancing practice and enquire why they are no longer on the approved list for your lender.
We have rather assertive vendors who has recommended a lock out contract with a payment of 5k. Is it wise to enter into such agreements?
This type of contract is not the norm in Dover, conveyancers are often found to veer clients away from them as they detract from the main conveyancing focus and if you end up losing your deposit then the solicitor is left exposed. Furthermore, there is no certainty that just because the owner has executed an exclusivity contract they will complete the sale with you. They may be in contravention of the contract if they receive sufficient incentive to do so because a wronged party with the benefit of a exclusivitycontract will still be obliged establish consequential losses from the breach and these may not compare to the financial benefit that your vendor may secure by breaking the agreement, no matter how morally condemnable the behaviour is.
I am purchasing a terrace house in Dover. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve checks to see if these works are prohibited?
Your property lawyer should review the registered title as conveyancing in Dover can occasionally identify restrictions in the title documents which prevent certain alterations or necessitated the consent of a 3rd party. Some extensions need local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these issues with a surveyor ahead of any purchase.
I am being told by my conveyancer that lack of right of way insurance is needed on my purchase. What is the level of cover for Dover conveyancing?
The right level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Santander and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
We previously selected solicitors located in Dover on the Virgin Money solicitor approved list. They have just invoiced me a separate sum for dealing with the Virgin Money mortgage. Is this an additional conveyancing fee set by Virgin Money?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. The charge is not dictated by Virgin Money but by your Dover property lawyer. Numerous firms on the Virgin Money panel will charge an ‘acting for lender’ fee and others do not.
I used Wolstenholmes a few years past for my conveyancing in Dover. Now, I need the files however the law firm is no longer operating. What do I do?
Do contact 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 Dover of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am buying my first flat in Dover with the aid of help to buy. The builders would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative advised me not disclose to my conveyancer about this extras as it will adversely affect my loan with the lender. 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 CML website. CML 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.
How do I search for a Dover solicitor on the Barclays conveyancing panel? I drive a motor bike and am prepared to travel upto 25miles to meet the lawyer.
Feel free to make use of the search on this page. Please choose the bank and your location and you will see a number of Dover conveyancing lawyers based on proximity. We have detailed some Dover conveyancing firms at the bottom of this page and you can contact them to verify if they are on the Barclays approved list