What is the first thing I need to know about purchase conveyancing in Dartford?
You may not hear this from too many lawyers but conveyancing in Dartford or throughout Kent is an adversarial process. Put another way, when it comes to conveyancing there is plenty of room for confrontation between you and others involved in the ownership transfer. For instance, the seller, property agent and on occasion the mortgage company. Selecting a law firm for your conveyancing in Dartford an important selection as your conveyancer is your adviser, and is the SOLE person in the legal process whose responsibility is to protect your best interests and to keep you safe.
Sometimes a third party with a vested interest may attempt to sway you that you should follow their advice. For example, the selling agent may claim to be assisting by suggesting your conveyancer is slow. Or your financial adviser may try to convince you to do something that is contrary to your lawyers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
The Dartford conveyancing solicitors that I appointed last week on my purchase in Dartford have suddenly closed. They were on acting for me because I had to have a firm on the Lloyds conveyancing panel and my preferred Dartford lawyer was not. I paid them funds on account. What are my options?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Lloyds conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Forgive me if this question is silly but I am new to the process as FTB of a two bedroom flat in Dartford. Do I receive the keys to the house on completion from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Dartford?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s solicitors, and once they have received this, you should be able to pick up the keys from the selling Agents and move into your new home. Usually this happens between 1 and 3pm.
We were going to get a OIP from Santander 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 Santander recommend any Dartford solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Dartford solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being pedantic. The Dartford solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search reveal about the house my wife and I buying in Dartford?
Dartford conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for instance Xpress Legal The local search plays an important part in many a Dartford conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
I'm remortgaging my primary property to a BTL mortgage with TSB and intend to use the remaining equity as a down payment on a second house. The location we are talking about is Dartford. Will your lawyers be able to act for both sets of lenders and link together the conveyances?
Make use of our comparison tool on this site to ensure that the lawyers are approved by both banks. On the basis that they are your solicitor will be able to connect the two deals but you should talk with you lawyer and communicate your expectations and needs.
My father-in-law has suggested that I instruct his conveyancers in Dartford. Should I use them?
No doubt the ideal way to find a conveyancing solicitor is to seek referrals from friends or relatives who have actually used the firm you're are thinking of instructing.