I am getting a offer of a home loan from Santander. My intention is to employ the services of a Licensed Conveyancer in Dawlish. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
A colleague pointed out to me me that in purchasing a property in Dawlish there may be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
There are a number of properties in Dawlish which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Dawlish should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you help - my lawyer says that absentee landlord insurance is needed on my purchase. What is the level of cover for Dawlish conveyancing?
The right level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Coventry Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Dawlish lawyer on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Should our lawyer be making enquiries concerning flooding as part of the conveyancing in Dawlish.
Flooding is a growing risk for conveyancers dealing with homes in Dawlish. Some people will purchase a property in Dawlish, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, but there are a numerous searches that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Dawlish. The standard information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to discover whether the property has historically flooded. In the event that the premises has been flooded in past and is not revealed by the seller, then a purchaser may issue a legal claim for losses stemming from an incorrect reply. A purchaser’s lawyers will also commission an environmental search. This should disclose if there is a recorded flood risk. If so, further investigations should be conducted.
My wife and I have a renovated Victorian house in Dawlish. Conveyancing solicitor represented me and Alliance & Leicester . I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Dawlish and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing solicitor who conducted the work.
I am buying a new build house in Dawlish with a loan from Clydesdale. The sellers refused to reduce the price so I negotiated 6k of additionals instead. The estate agent told me not reveal to my conveyancer about this deal as it would affect my loan with Clydesdale. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Helen (my wife) and I may need to let out our Dawlish basement flat for a while due to taking a sabbatical. We instructed a Dawlish conveyancing firm in 2003 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
Notwithstanding that your previous Dawlish conveyancing lawyer is not around you can check your lease to check if it allows you to sublet the property. The accepted inference is that if the deeds are silent, subletting is permitted. Quite often there is a prerequisite that you are obliged to obtain permission from your landlord or some other party in advance of subletting. This means you not allowed to sublet without prior permission. The consent should not be unreasonably refused ore delayed. If the lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.
I purchased a ground floor flat in Dawlish, conveyancing having been completed 6 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Dawlish with over 90 years remaining are worth £171,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2104
With just 79 years left to run we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.