I am buying a property and require a conveyancing solicitor in Dorchester who is on the Bank of Scotland solicitor. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Scotland in certain locations such as Dorchester. We dont recommend any particular firm.
My wife and I are purchasing a property in Dorchester. I might seem paranoid but how we can trust a lawyer? On completion day we will need to send money into their account. What is the protection we have from them run away with our money?
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.
I am selling my flat. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being difficult. The Dorchester solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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 instructed a Dorchester conveyancer having made sure that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Dorchester surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should my solicitor be raising enquiries about flooding as part of the conveyancing in Dorchester.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Dorchester. There are those who buy a property in Dorchester, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, but there are a numerous checks that can be initiated by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Dorchester. The standard completed inquiry forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to determine whether the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the owner, then a buyer may issue a compensation claim as a result of such an inaccurate answer. A buyer’s solicitors may also carry out an environmental search. This will indicate whether there is any known flood risk. If so, further investigations will need to be carried out.
I moved into my apartment on 2 January and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Dorchester said it will be concluded in less than a month. Are properties in Dorchester particularly slow to register?
There is nothing unique when it comes to conveyancing in Dorchester registration formalities. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether there are errors and whether the Land registry communicate with any interested parties. As of today roughly three quarters of submission are fully dealt with within two weeks but some can be subject to longer hold-ups. Registration occurs after the buyer is living at the property therefore 'speed' is not typically top priority but if there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
In what way does the Landlord & Tenant Act 1954 affect my commercial premises in Dorchester and how can you help?
The 1954 Act gives a safeguard to commercial tenants, giving them the dueness to make a request to court for a new lease and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Dorchester
I need to instruct a conveyancing solicitor for leasehold conveyancing in Dorchester. I've stumble across a web site which looks to be the perfect solution If it is possible to get all the legals completed via email that would be preferable. Do I need to be wary? What are the potential pitfalls?
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?