I am purchasing a 4 bedroom semi-detached house in Dorchester. The intention is to convert the garage to a playroom at the property.Will the conveyancing process involve enquiries to ascertain if these works are allowed?
Your conveyancer will check the registered title as conveyancing in Dorchester will sometimes reveal restrictions in the title deeds which restrict categories of alterations or need the consent of a 3rd party. Some extensions require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
Is it the case that all Dorchester CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved practices?
Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Dorchester bank branch on various occasions and was reassured it wasn't an issue and they would lend. My Dorchester conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend in accordance with their published requirements. Who do I believe?
The property lawyer must follow the Council of Mortgage Lenders’ Handbook section two conditions 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have justbeen informed that Wolstenholmes have been shut down. They carried out my conveyancing in Dorchester for a purchase of a freehold house 18 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The easiest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dorchester conveyancing specialists.
I am buying a new build flat in Dorchester. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Dorchester
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Due to the input of my in-laws I had a survey completed on a property in Dorchester before retaining solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some lenders tend not give a loan on a flying freehold property.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. Should you wish to call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Dorchester. Conveyancing may be slightly more expensive based on your lender's requirements.
Estate agents have just been given the go-ahead to market my garden flat in Dorchester. Conveyancing lawyers have not yet been instructed, but I have just received a half-yearly service charge invoice – Do I pay up?
It best that you pay the service charge as usual given that all ground rent and service payments will be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Dorchester Conveyancing for Leasehold Flats - A selection of Queries before buying
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Is there a share of the freehold? Where a Dorchester lease has no more than 80 years it will impact the salability of the flat. It is worth checking with your mortgage company that they are willing to lend given the lease term. A short lease means that you will probably have to extend the lease at some point and you need to have some idea of how much this would cost. Remember, in most cases you would need to own the premises for two years before you are eligible to extend the lease.
Am in the process of purchasing my 1st home in Dorchester. Conveyancing practitioner has been appointed. The broker pointed out that a survey is not appropriate as the house was only constructed twenty two years ago.
At the very least you should have a Home Buyer's Report. As the premises is more than ten years old the property will not benefit from a warranty, so you don't want to take a risk. For a property that age with no signs of defects a Home Buyer's report may be enough. They will highlight any apparent issues and recommend additional investigation where relevant. Where there are any indications of problems seek a comprehensive Building Survey from the beginning.