I am acquiring a house mortgage free in Dartmouth. I have been living for the previous Seventeen years in Dartmouth. Conveyancing searches are exorbitant. Given that I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then the vast majority of the Dartmouth conveyancing searches are non-obligatory. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches completed, but she is duty bound to do this. One thing to bear in mind; if you are likely to sell the house one day, it will likely be be of importance to your future buyer what the searches reveal. On occasion premises with functional issues can still show up unexpected search results. A good conveyancing solicitor in Dartmouth should provide you some sensible guidance concerning this.
I am the registered owner of a freehold premises in Dartmouth yet charged rent, why is this and what is this?
It’s unusual for properties in Dartmouth and has limited impact for conveyancing in Dartmouth but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
I am being told by my solicitor that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Dartmouth?
The right level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such policies.
We had selected conveyancing lawyers locally in Dartmouth on the Clydesdale solicitor panel. They have just invoiced me a further fee for handling the Clydesdale mortgage. Is this an additional conveyancing fee set by Clydesdale?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancer may charge a fee for this. This charge is not dictated by Clydesdale but by your Dartmouth solicitor. Some firms on the Clydesdale panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
My fiancee and I are in the throws of looking at houses in Dartmouth and I am about to put in an offer. Is it sensible to have my property lawyer on ‘stand by’? I am planning to take a home loan with Kent Reliance.
It would be sensible to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are taking out a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.
Various web forums that I have come across warn that are a common cause of stalling in Dartmouth house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the most frequent causes of hindrances in the conveyancing process. Searches are unlikely to feature in any holding up conveyancing in Dartmouth.
How can the Landlord & Tenant Act 1954 impact my business property in Dartmouth and how can you help?
The 1954 Act gives protection to business tenants, granting the a statutory right to make a request to court for a continuation of occupancy when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. Fees are different for commercial conveyancing. Dartmouth is one of the numerous locations in which the firms we work with are located