We are intending to buy a 2 bedroom apartment in Dorchester with a mortgage. We would like to retain our Dorchester solicitor, but the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Dorchester conveyancer and pay for one of their panel ones to act for them. We consider that this is unjust; are we not able to require that the bank use our Dorchester conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Dorchester conveyancing solicitor to apply to be on the conveyancing panel.
I am soon to exchange buying a house in Dorchester but as a consequence of wreckage from some water damage at the property I have managed to agree recompense from the seller in the sum of £2k by way of a reduction in the price. This was going to be dealt with as part of the conveyancing process however Kent Reliance are not allowing this. Should they have been involved?
Your lawyer being on a Kent Reliance conveyancing panel is required to advise Kent Reliance of any amendments to the sale price. If you prohibit your property lawyer to disclose the reduction to Kent Reliance then they would have to discontinue acting for you. In addition, Kent Reliance and you would have to appoint a new conveyancer for your conveyancing in Dorchester.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who handled the conveyancing in Dorchester 4 years ago no longer exist. What do I do?
You no longer need to have the physical official documentation to establish that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
In surfing the world wide web for the words conveyancing in Dorchester it reveals many solicitorsin the area. With so much choice what is the best way to find the right property lawyer for the sale of my house?
The ideal way of seeking the right conveyancer is via trusted testimonial, so ask friends and relatives who have acquired a property in Dorchester or a respected estate agent or mortgage broker. Charges for conveyancing in Dorchester vary, so it's a good idea to request at least four fee calculations from different conveyancers. Make sure that you know that the fees are fixed.
I am hoping to put an offer on a small detached house that seems to be perfect, at a great price which is making it all the more appealing. I have subsequently been informed that the title is leasehold as opposed to freehold. I am assuming that there are particular concerns buying a leasehold house in Dorchester. Conveyancing advisers have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Dorchester ?
Most houses in Dorchester are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Dorchester so you should seriously consider looking for a Dorchester conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’sconsent to carry out changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the house is part of an estate. Your lawyer should advise you fully on all the issues.
I am the registered owner of a split level flat in Dorchester, conveyancing formalities finalised in 2006. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Dorchester with a long lease are worth £227,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2098
You have 72 years left to run we estimate the premium for your lease extension to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do 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 clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
Myself and my fiance have recently had an offer agreed on a flat and had meeting on Tuesday with the Post Office for the mortgage. They advised us that when it comes to appointing a solicitor that unless they are on their approved list of solicitors then we will have to pay out a further charge of about two hundred pounds. This is because they would then have to select a property lawyer to act on their behalf in addition to the one we choose to act for ourselves and we are liable for their invoice. I have requested the Post Office to provide me with a list so I can seek estimates only from their approved conveyancers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
Ask the Post Office what their panel criteria is for a solicitor.Then ask the conveyancer of your choice whether they fit that criteria and have they acted on loans for the Post Office previously. If the answer to those is yes, then just double check with the Post Office. Another option is to utilise our search tool and we should be able to locate a conveyancer in Dorchester on the approved list for the Post Office.