Finally the sale completed on my house in Dingle last January yet the purchaser is e-mailing me complaining that his lawyer is waiting to hear from myconveyancer. What are the post completion sale legalities following completion?
Post completion of your house sale your lawyer should deliver the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. If applicable, your solicitor must also confirm that the home loan has been discharged to the buyers lawyers. There are no post completion steps just for conveyancing in Dingle.
Will my lawyer be raising enquiries concerning flooding during the conveyancing in Dingle.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Dingle. There are those who acquire a house in Dingle, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a numerous searches that may be undertaken by the purchaser or by their solicitors which will figure out the risks in Dingle. The conventional set of information supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the owner to find out if the premises has ever been flooded. If flooding has previously occurred which is not notified by the owner, then a purchaser may commence a claim for damages as a result of such an incorrect response. The buyer’s conveyancers should also carry out an enviro search. This will reveal if there is any known flood risk. If so, further investigations should be made.
I purchased my home on 6 April and the transaction details are still not on the land registry website. Any reason for this? My conveyancing solicitor in Dingle expressed confidence that it would be formalised in a couple of weeks. Are properties in Dingle uniquely lengthy to register?
As far as conveyancing in Dingle is concerned, registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry must send notices to any 3rd persons or bodies. Currently approximately three quarters of submission are fully dealt with within two weeks but some can be subject to protracted delays. Registration takes place after the new owner has moved in to the property thus post completion formalities is not typically top priority yet if there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.
How does conveyancing in Dingle differ for newly converted properties?
Most buyers of new build premises in Dingle approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Dingle typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Dingle or who has acted in the same development.
I opted to have a survey done on a property in Dingle prior to retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some lenders tend not give a loan on this type of house.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to call us we can check 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 Dingle. Conveyancing will be smoother if you use a solicitor in Dingle especially if they are familiar with such properties in Dingle.
My fiance and I may need to sub-let our Dingle ground floor flat temporarily due to taking a sabbatical. We instructed a Dingle conveyancing firm in 2001 but they have closed and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?
Notwithstanding that your last Dingle conveyancing lawyer is not around you can review your lease to see if it allows you to sublet the premises. The accepted inference is that if the deeds are non-specific, subletting is permitted. Quite often there is a prerequisite that you must obtain consent from your landlord or some other party in advance of subletting. This means you not allowed to sublet without first obtaining consent. Such consent should not be unreasonably refused ore delayed. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.
Dingle Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
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What prohibitions exist in the Dingle Lease? How many of the leaseholders are in arrears for their maintenance charge payments? The majority of Dingle leasehold apartments will incur a service charge for maintenance of the block set by the management company. Should you purchase the apartment you will have to pay this liability, normally quarterly accross the year. This could be anything from several hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all probability there will be a rentcharge to be met yearly, normally this is not a large amount, say around £25-£75 but you need to check it because sometimes it could be surprisingly expensive.