Can I use your services to recommend a Conveyancing solicitor in Dymock even if I’m not buying or disposing of a house, for example if I wish to acquire a shop in Dymock with a mortgage from HSBC Bank?
Our comparison service is primarily there to find domestic conveyancing solicitors in Dymock but we have recorded at the bottom of this page a few Dymock commercial conveyancing firms. You should speak with the firm directly to see if they are also authorised to represent HSBC Bank
I'm the single beneficiary of my late mum's estate and I have everything in my name now, including the house in Dymock. The Dymock property was put into my name in March. I want to move. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the house in March. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view banks take of it, depend on the bank as this provision is primarily there to pick up on subsales or the quick reselling of properties.
Are all Dymock Conveyancing Quality Solicitors on the Skipton conveyancing list of approved firms?
A selection of lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
The formalities of my remortgage has taken place for my property in Dymock. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I used Stirling Law a few years past for my conveyancing in Dymock. I now require my file however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Dymock of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one near me in Dymock I like with a park and railway links nearby, the downside is that it's only got 51 years on the lease. I can't really find anything else in Dymock in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage that many years will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
I need to instruct a conveyancing solicitor for my conveyancing in Dymock. I happened to land on a site which appears to be the ideal answer If it is possible to get all formalities completed via web that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am a negotiator for a long established estate agency in Dymock where we have witnessed a number of leasehold sales derailed due to short leases. I have been given inconsistent advice from local Dymock conveyancing firms. Can you clarify whether the vendor of a flat can instigate the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I bought a basement flat in Dymock, conveyancing having been completed July 1998. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Dymock with a long lease are worth £211,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2091
With just 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.