My husband and I are intent on buying a maisonette in Dartford. My lawyer is not listed on the bank approved list. Can I still continue with my Dartford conveyancing solicitor notwithstanding that they are not on the lender panel of approved conveyancing solicitors?
Your options include
- Carry on with your chosen Dartford property lawyer but your lender will undoubtedly instruct a lawyer from their conveyancing panel. This will result in additional cost together with probable interruption.
- Get a new conveyancing practitioner to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Convince your conveyancer to seek to join the mortgage company panel
Completed the sale of my flat in Dartford last December but our buyer keeps whats apping daily to moan that their conveyancer needs to hear from mine. What should have happened following completion?
Following your disposal your conveyancer is committed to deliver the transfer deeds and all of the paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer should also confirm that the home loan has been paid off to the buyers lawyers. There are no post completion tasks peculiar conveyancing in Dartford.
My uncle passed away six months ago and as sole heir and executor I was left the house in Dartford. The house had a small mortgage left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this allowed?
If you intend to refinance then HSBC will insist on your using a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
I just bought a property at auction in Dartford. Conveyancing is needed. What happens now?
Now that you have for in every practical sense signed on the dotted line you now have to instruct a conveyancing lawyer as a matter of priority as you will have a tight deadline in which to complete the purchase. An auction property will ordinarily have an associated legal pack. This will likely include most,if not all of the documents that your lawyer requires. If you have purchased leasehold premises the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to a leasehold property. You should hand this to the lawyer working for you ASAP. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
We are getting the release of further funds on our mortgage from Principality as we intend to conduct alterations to our house in Dartford. Are we obliged to appoint a high street Dartford solicitor on the Principality conveyancing panel to deal with the legals?
Principality would not normally require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.
I have a mortgage with Santander for my property in Dartford. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Santander must be informed of your intention in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel firm.
Do commercial conveyancing searches disclose impending roadworks that could impact a commercial site in Dartford?
Many commercial conveyancing solicitors in Dartford will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Dartford. The report sets out definitive data 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 Dartford.
For each commercial conveyancing transaction in Dartford it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Dartford commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Dartford.
How does conveyancing in Dartford differ for new build properties?
Most buyers of new build residence in Dartford approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Dartford typically buy the land, 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 conveyancing solicitors 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 Dartford or who has acted in the same development.