Me and my partner are buying our first house. The conveyancer has texted usto ask if we would like to purchase extra conveyancing searches. Frankly we in the dark as to what's recommended for conveyancing in Dartford
The quantity and type of Dartford conveyancing searches should be dictated primarily on the premises, the location, the probability of any of these risks, your knowledge of the region and risks, your general appetite to risk. What matters is that you properly comprehend what information each search could give you. Then you can decide if you consider that you need that information. If uncertain, ask the conveyancer to recommend.
Is it the case that all Dartford solicitor firms on the Nationwide conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in that case the organisation would be governed by the CLC.
The mortgage over my property is with Barclays for my property in Dartford. Conveyancing has been completed months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays 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 Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel firm.
After much negotiation I have agreed a price on an apartment in Dartford. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £225. A few days later, the solicitor called me to say that they were not on the Nottingham 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 Nottingham 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.
Should my lawyer be making enquiries concerning flooding as part of the conveyancing in Dartford.
Flooding is a growing risk for conveyancers specialising in conveyancing in Dartford. There are those who buy a house in Dartford, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, however there are a number of searches that may be initiated by the buyer or by their solicitors which should give them a better understanding of the risks in Dartford. The conventional set of completed inquiry forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to determine whether the premises has suffered from flooding. In the event that the premises has been flooded in past and is not notified by the owner, then a buyer could issue a compensation claim as a result of such an incorrect answer. The purchaser’s conveyancers may also order an environmental report. This should reveal if there is any known flood risk. If so, further inquiries will need to be conducted.
four months have gone by since my purchase conveyancing in Dartford concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Should I instruct a Dartford conveyancing solicitor based in the vicinity that I am hoping to buy? I have an old university friend who can carry out the legal formalities but her office is 400kilometers drive away.
The primary upside of using a high street Dartford conveyancing practice is that you can drop in to execute paperwork, present your ID and apply pressure on them if necessary. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust instructed your friend and the majority were content that must outweigh using an unfamiliar Dartford conveyancing solicitor solely due to them being local.
Completion is due on our sale of a £250,000 garden flat in Dartford next Friday. The freeholder has quoted £348 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Dartford?
Dartford conveyancing on leasehold maisonettes ordinarily involves fees being levied by management companies :
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Answering pre-contract enquiries
Where consent is required before sale in Dartford
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Following years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Dartford. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
if there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Dartford flat 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 lease term was 76 years.