The Dingle conveyancing firm handling our Dingle conveyancing has discovered a difference between the assumptions in the home valuation report and what is in the conveyancing documents. My solicitor has advised that he is obliged to check that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach legitimate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
My wife and I are purchasing a apartment in Dingle. It might be a silly question but how we can trust a solicitor? On completion day we have to put funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is there a list of Virgin Money panel solicitors in Dingle on the Building Society Association’s Website?
No. There is no such tool on the CML or Building Society Association websites. Very few mortgage companies make their panel listings open the public over the internet. If you are in need of a Dingle conveyancer on the Virgin Money please use our tool.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being problematic. The Dingle solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have been told that property searches are the main reason for obstruction in Dingle house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Dingle.
I need to appoint a conveyancing solicitor for freehold conveyancing in Dingle. I've chance upon a web site which appears to be the ideal solution If it is possible to get all formalities done via phone that would be preferable. Do I need to be wary? What should out be looking out for?
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?
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £275,000 maisonette in Dingle next Tuesday. The landlords agents has quoted £372 for Landlord’s certificate, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Dingle?
Dingle conveyancing on leasehold flats ordinarily involves fees being levied by managing agents :
Addressing conveyancing due diligence enquiries
Where consent is required before sale in Dingle
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I own a 2 bed flat in Dingle, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding properties in Dingle with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2086
With 63 years remaining on your lease we estimate the premium for your lease extension to be between £16,200 and £18,600 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
I happen to be an executor of my recently deceased mother’s Will, with a property in Dingle which is to be sold. The property is unregistered at HMLR and I'm told that many purchasers will insist that it is completed before they'll move forward. What's the mechanism for this?
In the circumstances you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.