IfI were to buy a simple residential propertyin Dymock for cash and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in Dymock?
Any savings you would achieve would be limited to the Dymock conveyancing searches. A conveyancer is obliged to do the vast majority of work - money laundering, communicating with the sellers conveyancer, SDLT submission, register the title etc. You might save a bit for them not needing to register a charge however it will not be meaningful.
It is a dozen years since I purchased my property in Dymock. Conveyancing solicitors have recently been appointed on the sale but I can't track down the deeds. Is this a major issue?
You need not be too concerned. First there is a possibility that the deeds will be with the mortgage company or they could be in the possession of the conveyancers who acted in the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Nearly all conveyancing in Dymock involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
I have paid off my mortgage with UBS. I assume I don't need a Dymock lawyer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Dymock building society branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Dymock conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
As long as the solicitor is on the bank approved list, she or he must follow the Council of Mortgage Lenders’ Handbook conditions for the lender. 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 lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Santander have agreed my mortgage in principle, my offer on a apartment in Dymock has been accepted, what are the next steps?
The estate agent will need to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Call up Santander or the broker and finish off any outstanding documentation. Santander will appoint a valuer who will get in contact with the selling agent or seller to book a time for the valuation to happen. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Santander will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Dymock.
Hoping to buy a property located in Dymock and I am already nervous. I couldn't find anything specific about Dymock. Conveyancing will be needed in due course but do you know about the Dymock area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Dymock. In the meantime here are some basic statistics that we found
I've recently bought a leasehold property in Dymock. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a ground floor flat in Dymock, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Dymock with an extended lease are worth £206,000. The ground rent is £45 yearly. The lease ceases on 21st October 2091
With only 66 years unexpired we estimate the price of your lease extension to range between £12,400 and £14,200 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed investigations. You should 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. You should not move forward based on this information without first getting professional advice.
What type of premises does your Dymock conveyancing estimates relate to?
The quotes issued are only appropriate to standard domestic premises in England & Wales. Where you have any different needs for instance industrial or agricultural land or commercial conveyancing in Dymock please telephone us to discuss this further .