Do the conveyancing solicitors that you recommend handle conveyancing in Dorset by way of an attended exchange?
We do have a number of conveyancing specialists carrying out attended exchanges. Do contact us to get a costs illustration and details as to availability.
I own a freehold house in Dorset but still invoiced for rent, why is this and what is this?
It is rare for properties in Dorset and has limited impact for conveyancing in Dorset but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Dorset?
There are many recorded licenced Conveyancers in Dorset and Solicitor partnerships in Dorset who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I currently have a mortgage with TSB for my property in Dorset. Conveyancing was finalised a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel firm.
I am selling my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being problematic. The Dorset solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
Just had an offer accepted on a new build apartment in Dorset. Conveyancing is daunting 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 legal work.
Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Dorset
-
There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are surveyor prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Do I need to be concerned by estate agents that I am dealing with are encouraging me to use a web based conveyancing firm as opposed to a local Dorset conveyancing firm?
As is the case with many professional services, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are lots of parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders might all put forward conveyancers to appoint. Sometimes these lawyers might be known to one of the organisations as experts in their field, but sometimes there might be a financial incentive behind the recommendation. You are at liberty to choose your preferred lawyer. Don't forget that most lenders specify a panel list of law firms you are obliged to use for the mortgage aspect of your home move.
Whilst your website is a good idea there are many lawyers listed near Dorset being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our bank?
We do not recommend specific Dorset firms as the right Dorset conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Dorset knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..