Can you clarify what the consequences are if my solicitor is expelled from the RBS Conveyancing panel ahead of completing my conveyancing in Dartford?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My colleague advised me that where I am purchasing in Dartford I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Dartford conveyancing searches. It is not a small document of about 40 pages, listing and setting out important information about Dartford around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Dartford Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information about Dartford.
I am purchasing a new build house in Dartford benefiting from help to buy. The sellers refused to reduce the amount so I negotiated £7000 of additionals instead. The property agent advised me not to tell my solicitor about this extras as it may adversely affect my mortgage with Coventry Building Society. 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.
Due to the advice of my in-laws I had a survey completed on a house in Dartford ahead of appointing conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some banks tend refuse to issue a mortgage on a flying freehold premises.
It varies from the lender to lender. Santander has different requirements from Halifax. Should you wish to telephone us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Dartford. Conveyancing may be slightly more expensive based on your lender's requirements.
In scouring the world wide web for the words on line conveyancing in Dartford it reveals many conveyancerslocally. How do I determine which is the right conveyancing solicitor for my move?
The best method of seeking a suitable conveyancer is through a personal referral, so ask friends and family who have acquired a property in Dartford or the respected estate agent or financial adviser. Costs for conveyancing in Dartford differ, so it's advisable to secure a minimum of four fee calculations from different property lawyers. Dont forget to clarify what costs in the quote includes.
What are your top tips when it comes to finding a Dartford conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Dartford conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Dartford conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:
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Can they put you in touch with clients in Dartford who can give a testimonial? If the firm is not ALEP accredited then what is the reason?
I am the leaseholder of a a ground floor purpose built flat in Dartford. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?
You certainly can. We can put you in touch with a Dartford conveyancing firm who can help.
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 was in relation to 13 flats. The unexpired residue of the current lease was 76 years.