I am in need of a property lawyer. Should I go for for a national conveyancer rather than a family Portland conveyancing lawyer?
Portland is a special area, where local knowledge helps. The relaxed pace of life has an upside – but not for your house move. The solicitors that we endorse providing deep Portland knowledge with a proactive, can doapproach that helps everything runs smoothly. It is a definite plus if they benefit from good connections with mortgage brokers, estate agents, surveyors and other Portland conveyancing practitioners
I am being advised by my conveyancer that lack of planning permission insurance is needed on my purchase. What is the level of cover for Portland conveyancing?
The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Barnsley Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I recently had an offer agreed on a house in Portland. My mortgage broker recommended their conveyancers. I paid an upfront payment of £225. A couple of days later, the conveyancer called me sheepishly admitting that they were not on the Clydesdale 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 Clydesdale 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.
About to purchase apartment in Portland. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Portland property lawyer is on the Bank of Ireland conveyancing panel.
Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial estate in Portland?
Its becoming the norm that commercial conveyancing solicitors in Portland will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Portland. The search result sets out definitive information 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 Portland.
For each commercial conveyancing transaction in Portland it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Portland commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Portland.
How does conveyancing in Portland differ for new build properties?
Most buyers of new build or newly converted property in Portland come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Portland typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Portland or who has acted in the same development.
I need to retain a conveyancing solicitor for freehold conveyancing in Portland. I have chance upon a web site which looks to be the ideal answer If it is possible to get all formalities done via phone that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am tempted by the attractive purchase price for a couple of apartments in Portland which have in the region of forty five years unexpired on the lease term. Will this present a problem?
There are plenty of short leases in Portland. The lease is a right to use the premises for a prescribed time frame. As a lease gets shorter the marketability of the lease deteriorates and results in it becoming more expensive to extend the lease. This is why it is generally wise to extend the lease term. It is often difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a protracted process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this area.
I acquired a garden flat in Portland, conveyancing having been completed in 2002. How much will my lease extension cost? Equivalent properties in Portland with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 yearly. The lease comes to an end on 21st October 2085
You have 60 years unexpired the likely cost is going to range between £20,000 and £23,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.