I am buying a new build duplex in Dartmouth and my conveyancer is informing me that she is duty bound to the mortgage company to reveal incentives from the builder. I am on a tight deadline to exchange contracts and I don't want to delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Completed the sale of my flat in Dartmouth last March but my buyer keeps e-mailing me to moan that her lawyer is waiting to hear from mylawyer. What are the post completion sale formalities following completion?
After completion of your house sale your lawyer should deliver the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also evidence that the legal charge in favour of the lender has been redeemed to the buyers solicitors. There are no post completion procedures just for conveyancing in Dartmouth.
I happen to be the sole beneficiary of my late mum's will and I have everything in my name alone, including the house in Dartmouth. The Dartmouth property was put into my name in December. I plan to dispose of the house. I do know about the CML six month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the property in December. Will no one buy the property for half a year?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. many lenders would take a sensible view as this clause is principally there to capture subsales or the wholesaling and assigning of properties.
We expect to receive a DIP from Barclays 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 Barclays recommend any Dartmouth solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Dartmouth solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
It is unclear whether my bank requires a lease extension. I have called my Dartmouth bank branch on numerous occasions and was told it does not affect the mortgage offer and they would lend. My Dartmouth conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your lawyer has to follow the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have been told that property searches are the primary cause of hinderance in Dartmouth conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Dartmouth.
Despite weeks of looking the Title Certificate and documents to my house are lost. The solicitors who did the conveyancing in Dartmouth 10 years ago have long since closed. What are my next steps?
You no longer need to hold title official documentation to prove you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
I am looking to buy a house and need a conveyancing solicitor in Dartmouth who is on the bank solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who conduct conveyancing in Dartmouth. We dont recommend any particular conveyancing practice.