Can the conveyancing lawyers identified through your search tool execute auction conveyancing in Dorchester?
There are a number of niche lawyers we can put you in touch with those who can conduct auction conveyancing. Dorchester is one of the many locations where our lawyers are based.
We are looking to buy a flat and need a conveyancing solicitor in Dorchester who is on the Kent Reliance conveyancing panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Kent Reliance . We don't recommend any particular firms conducting conveyancing in Dorchester.
Can you clarify what the consequences are if my lawyer’s firm is removed from the Aldermore Solicitor panel ahead of completing my conveyancing in Dorchester?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Due to the guidance of my in-laws I had a survey completed on a property in Dorchester prior to retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor has said that some lenders tend refuse to grant a loan on such a home.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to telephone us we can investigate 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.
Harry (my fiance) and I may need to rent out our Dorchester garden flat for a while due to a new job. We instructed a Dorchester conveyancing practice in 2003 but they have closed and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?
The lease dictates relations between the landlord and you the flat owner; in particular, it will indicate if subletting is prohibited, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. Most leases in Dorchester do not prevent strict prohibition on subletting – such a clause would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.
I invested in buying a ground floor flat in Dorchester, conveyancing was carried out 7 years ago. How much will my lease extension cost? Similar properties in Dorchester with over 90 years remaining are worth £190,000. The ground rent is £65 invoiced annually. The lease ceases on 21st October 2081
With 61 years left to run we estimate the price of your lease extension to span between £19,000 and £22,000 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
We own a leasehold flat in Dorchester. Conveyancing was finalised in 21012. I have been told that I mustn’t allow the the remaining lease term to get too short. What is the reasoning?
Dorchester leasehold properties are for a set period - often 99 years when they commenced. However many flats in Dorchester were constructed or converted 35 or more years ago and so these leases now have less than 80 years left to run. That may sound like a long time but Banks, Building Societies and other mortgage companies tend to need leases to have at least 75 years unexpired to adequate security. Accordingly when you come to sell the property you will need a lease extension if you are nearing eighty years. To optimize your property value you should be considering whether or not to extend your lease long before you come to sell it. Furthermore advantages to doing so before the lease hits eighty years as when the lease is less than 80 years the premium to be paid to extend starts to escalate.