As I am unsure how the conveyancing bit works what is the most important piece of guidance you can impart about purchase conveyancing in Portland?
You may not hear this from too many lawyers but conveyancing in Portland and elsewhere in Dorset is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of room for conflict between you and others involved in the transaction. E.g., the seller, selling agent and on occasion the bank. Appointing a lawyer for your conveyancing in Portland should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the transaction whose interest is to protect your legal interests and to protect you.
There is a definite emergence of a "blame" culture- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your lawyer above the other players when it comes to the legal transfer of property.
A relative pointed out to me me that in purchasing a property in Portland there could be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
There are a number of properties in Portland which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Portland should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have decided to exercise my right to buy my property in Portland off the council. I have a mortgage agreed with TSB. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
Coventry BS have agreed my mortgage in principle, my bid on a apartment in Portland has been agreed to, what are the next steps?
The estate agent will want to be informed of your solicitor's details (be sure the lawyers are on the bank’s panel). Call up Coventry BS or the broker and finalise any relevant forms. Coventry BS will sellect a valuer who will get in touch with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes about a week to receive the mortgage offer. Coventry BS will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Portland.
five months have elapsed following my purchase conveyancing in Portland took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Portland differ for newly converted properties?
Most buyers of new build property in Portland approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Portland tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Portland or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Portland is where the house is located. Can you offer any guidance?
Flying freeholds in Portland are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Portland you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Portland may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My cousin has urged me to appoint his lawyers for conveyancing in Portland. Should I use them?
Much as we are happy to recommend a Portland conveyancing lawyer the best way to select a conveyancing practitioner is to seek recommendations from friends or relatives who have experience in using the solicitor that you are are thinking of instructing.