Is the fact that my solicitor in Dartford is not listed on my bank's solicitor panel that there is a problem with the quality of her work?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Dartford conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Are the BSA planning on creating a searchable register to list solicitors on the Coventry BS conveyancing panel for instance in Dartford?
We are not aware of any plans on the part of the BSA to develop such a search facility.
My uncle informed me that in purchasing a property in Dartford there could be various restrictions affecting the ability to carry out external alterations to the property. Is this right?
There are anumerous of properties in Dartford which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Dartford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Dartford Conveyancing Quality Solicitors on the Aldermore conveyancing panel?
Some major lenders now use CQS as the starting 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 approved list of firms.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Dartford solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Dartford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I need some expedited conveyancing in Dartford as I am faced with an ultimatum to sign on the dotted line inside one month. Thankfully I do not need a mortgage. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are not getting a mortgage you are at liberty not to do searches although no law firm would suggest that you don't. Drawing on our experience of conveyancing in Dartford the following are instances of what can arise and therefore impact future saleability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Road Schemes,...
I’m about to sell my ground floor apartment in Dartford. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly maintenance charge demand – Do I pay up?
It best that you clear the maintenance contribution as normal as all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I have given up trying to reach an agreement for a lease extension in Dartford. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We can put you in touch with a Dartford conveyancing firm who can help.
An example of a Lease Extension decision for a Dartford flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The unexpired term as at the valuation date was 76 years.