As someone not used to conveyancing in Dursley what is the number one tip you can impart for the ownership transfer in Dursley
Not many law firms or advisers will tell you this but conveyancing in Dursley and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is an abundance of opportunity for confrontation between you and other parties involved in the home moving process. For example, the vendor, property agent and on occasion the lender. Appointing a solicitor for your conveyancing in Dursley is a critical decision as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to protect your best interests and to protect you.
There is a distinct emergence in the "blame" culture- someone has to be blamed for the process being so protracted. We recommend that you must always trust your lawyer above all other parties when it comes to the legal assignment of property.
We had chosen conveyancers with offices in Dursley on the RBS solicitor approved list. They have just invoiced me a supplemental charge for dealing with the RBS mortgage. Is this an additional conveyancing fee specified by RBS?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your lawyer may levy a fee for this. This fee is not set by RBS but by your Dursley solicitor. Plenty of firms on the RBS panel will quote ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
I am expecting a DIP from Coventry BS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Dursley solicitors on the Coventry BS conveyancing panel, or is it better to go independently?
You will need to appoint Dursley solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.
After much negotiation I have agreed a price on a house in Dursley. My financial adviser suggested a property lawyer. I paid an on account payment of £175. Shortly after, the lawyer called me sheepishly admitting that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are intent on selling our property in Dursley and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Dursley conveyancer would know that there is no such problem. It does beg the question why the buyers are using a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Dursley. We have lived in Dursley for 4 years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I own a 4 bedroom Edwardian house in Dursley. Conveyancing lawyer acted for me and Barnsley Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dursley and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing lawyer who conducted the conveyancing.
Back In 2001, I bought a leasehold house in Dursley. Conveyancing and HSBC Bank 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 1991. The conveyancing practitioner in Dursley who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to instruct a Dursley conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a studio flat in Dursley, conveyancing was carried out June 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Dursley with over 90 years remaining are worth £216,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2094
With only 69 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
How do I search for a Dursley conveyancing solicitor on the lender conveyancing panel? I have a car and am prepared to travel up to 10kilometers to attend the solicitor.
You can use the find a conveyancing panel tool on this website. Please choose the lender and your location, in this case Dursley and you will see a number of lawyer located nearest Dursley. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.