Due to move into my new home in Dorset next Monday. My solicitor now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook instructions. These obligations are not specific to conveyancing in Dorset.
Please explain the implications if my solicitor is removed from the Lloyds Conveyancing panel ahead of completing my conveyancing in Dorset?
The first thing to point out is that, 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 house in Dorset prior to instructing conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some banks will refuse to issue a loan on this type of property.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you contact us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Dorset. Conveyancing may be slightly more expensive based on your lender's requirements.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Dorset and how can your lawyers assist?
The particular law that you refer to provides security of tenure to business leaseholders, granting the right to make a request to court for a new tenancy and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Dorset
My uncle has encouraged me to appoint his lawyers for conveyancing in Dorset. Should I choose my own solicitor?
Much as we are happy to recommend a Dorset conveyancing lawyer the ideal way to find a conveyancing lawyer is to have guidance from friends or family who have actually used the firm that you are contemplating using.
How much experience do your Dorset conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Dorset conveyancing lawyers help thousands of buyers move home every year and helped plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Dorset conveyancers have worked on recent similar matters.