Am I correct in assuming that the fact that my conveyancer in Dorchester On Thames is not on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Dorchester On Thames conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
IfI were to acquire a straightforward housein Dorchester On Thames for cash and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Dorchester On Thames?
The only reduction in fees you would achieve is the Dorchester On Thames conveyancing searches. A conveyancing practitioner still be obliged to do everything else - money laundering, communicating with the vendors property lawyer, stamp duty submission, register the property etc. A slight saving might be made by not having to register a mortgage but it won't be significant.
Please explain the implications if my lawyer’s firm is removed from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Dorchester On Thames?
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 at a cost.
My friend recommended that where I am purchasing in Dorchester On Thames I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Dorchester On Thames conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Dorchester On Thames around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Dorchester On Thames Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Dorchester On Thames Education with plans and statistics, Local Amenities and other useful data concerning Dorchester On Thames.
Just had an offer accepted on a new build apartment in Dorchester On Thames. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Dorchester On Thames
-
The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
Planning to complete next month on a ground floor flat in Dorchester On Thames. Conveyancing lawyers inform me that they report fully on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in Dorchester On Thames should include some of the following:
-
The total ownership of the premises. This could be the flat itself but could also include a attic or storage are if relevant. Does the lease require carpeting throughout thus preventing wood flooring? How long the lease is. You should receive guidance as what happens when the lease ends, and aware of the importance of the 80 year mark Repair and maintenance of the property You need to be advised what counts as a Nuisance as far as the lease is concerned
I inherited a leasehold flat in Dorchester On Thames, conveyancing was carried out July 2005. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Dorchester On Thames with a long lease are worth £201,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2089
With only 64 years remaining on your lease we estimate the price of your lease extension to be between £14,300 and £16,400 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.