At what point can the exchange of contracts happen for sale conveyancing in Dover and do I need to be at the lawyers office?
Where you are local to one of the conveyancing solicitors in Dover you are welcome to come in to sign documents. That being said, the law practices we recommend supply countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when dealing with you digitally. The executing of the purchase agreement is not the critical part. Signing on the dotted line simply enables the firm to officially exchange at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Dover)to be in the office available at the end of the phone to exchange contracts.
Please explain the implications if my solicitor is removed from the Clydesdale Solicitor panel ahead of completing my conveyancing in Dover?
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.
I can see plenty of information on this site concerning conveyancing in Dover but what is your top tip for choosing the right conveyancer in Dover
It would be unwise to be swayed by the lowest Dover conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
We are getting the release of further monies on our home loan from Barclays as we wish to carry out a loft conversion to our home in Dover. Are we obliged to choose a nearby Dover solicitor on the Barclays conveyancing panel to deal with the legals?
Barclays would not normally require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays conveyancing panel.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Dover bank branch on various occasions and was told it wasn't a problem and they would lend. My Dover conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the property lawyer is on the lender panel, she or he must adhere to the CML Handbook specifications for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Various web forums that I have frequented warn that are a common cause of delay in Dover conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of slowing down conveyancing in Dover.
Due to complete next month on a studio apartment in Dover. Conveyancing solicitors assured me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Dover should include some of the following:
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Who has the liability for repairing the window frames Who has the liability to repair and maintain the building. It is important for you to know which party is duty bound to repair and maintenance of every part of the building The physical extent of the premises. This may be the property itself but might include a loft or basement if appropriate. Does the lease require carpeting throughout thus preventing wood flooring? Does the lease prevent you from subletting the property, or having a home office for business
I own a 2 bed flat in Dover, conveyancing formalities finalised in 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Dover with over 90 years remaining are worth £211,000. The ground rent is £45 per annum. The lease runs out on 21st October 2092
With just 67 years left to run we estimate the price of your lease extension to be between £10,500 and £12,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure 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 taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
At what stage do I pay stamp duty chargeable for my Dover flat purchase?
The majority of property lawyers will fill out a stamp duty return on your behalf during your Dover purchase transaction for you to sign. After completion your conveyancing practitioner will submit your STL Return Form to the Inland Revenue and - assuming they have the funds - pay any land tax payable on your behalf.