Why do I have to pay up front when it comes to conveyancing in Dartford?
If you are buying a property in Dartford your lawyer will request that you place them with funds to cover the the cost of the conveyancing searches. Ordinarily this is needed to cover the fees of the Local Authority Search. If any down payment is as part of the total price then this will be required shortly prior to contracts are exchanged. Any further balance that is needed should be sent to your lawyer a couple of days prior to the day of completion.
Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a garden flat in Dartford. Do I receive the keys to the house on the completion date from my solicitor? If this is the case, I will use a local conveyancing solicitor in Dartford?
On the day of completion you do not need to go to the conveyancers office in Dartford. Your solicitors will arrange to send the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you will be called to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am aiming to move home in January. Does my conveyancing solicitor call the removal company on the day of completion. As an aside, can you recommend a removal company in Dartford. Conveyancing solicitor was organised before I stumbled across your site.
On the day of completion you will need to pick up the keys from the property agent however this should only happen once the previous owners conveyancers inform the agent that the monies to complete are in and the keys can be collected. Subsequently you can advise the removal company that you are ready to move in. We do not recommend a particular removal organisation but can help you locate a conveyancing in Dartford or a legal practice that specialises in conveyancing in Dartford.
I have instructed a Dartford property lawyer having checked that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Dartford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am close to exchanging contracts on the sale of our house in Dartford and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a nationwide conveyancing firm as opposed to a conveyancing solicitor in Dartford. Having lived in Dartford for many years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to enquire of 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 life insurance to cover that same illness)
I am buying a new build house in Dartford with a loan from Birmingham Midshires. The builders would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep advised me not inform my conveyancer about this side-deal as it would put at risk my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I need to retain a conveyancing solicitor for purchase conveyancing in Dartford. I've land on a site which appears to be the perfect offering If it is possible to get all formalities done via email that would be ideal. Should I be concerned? 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 attracted to a two maisonettes in Dartford which have approximately forty five years left on the leases. Do I need to be concerned?
There is no doubt about it. A leasehold apartment in Dartford is a wasting asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it adversely affects the value of the premises. The majority of purchasers and lenders, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Dartford conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
After years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Dartford. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to calculate the premium.
An example of a Lease Extension case for a Dartford property is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The unexpired lease term was 76 years.