I do hope you can assist me. My Dartmouth conveyancer is assuring me that she is duty bound toconduct Dartmouth conveyancing searches due to the fact thatthe firm are on the Nat Westsolicitor panel. These Dartmouth checks cost a lot of money can this be avoided?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Dartmouth conveyancing searches.
As a FTB what is the most important number one tip you can impart regarding purchase conveyancing in Dartmouth?
You may not hear this from too many lawyers but conveyancing in Dartmouth and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is an abundance of opportunity for conflict between you and other parties involved in the ownership transfer. For instance, the vendor, selling agent and sometimes the bank. Choosing a law firm for your conveyancing in Dartmouth an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose role it is to protect your legal interests and to keep you safe.
There is a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. You your first instinct should be to trust your lawyer ahead of all other players when it comes to the legal assignment of property.
I am assisting my sister sell her flat in Dartmouth. Will the solicitor commission an energy performance certificate or should I organise this?
Following the demise of Home Packs, energy performance certificates remained a mandatory part of moving property. An energy assessment should be commissioned before the property is put on the market. This is not as aspect of the sale process that solicitors normally arrange. Where you are instructing a Dartmouth conveyancing solicitor they might be able to arrange energy assessments due to their relationships with reputable Dartmouth assessors
We had appointed conveyancing lawyers locally in Dartmouth on the Skipton solicitor panel. They have just invoiced me a separate sum for handling the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. This charge is not dictated by Skipton but by your Dartmouth solicitor. Some firms on the Skipton panel will quote ’dealing with mortgage’ fee and others do not.
I am selling my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Aldermore are being pedantic. The Dartmouth solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Dartmouth is the location of the property. Can you offer any guidance?
Flying freeholds in Dartmouth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dartmouth you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dartmouth may determine 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 residence.
Can you offer any advice when it comes to appointing a Dartmouth conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for your lease extension (regardless if they are a Dartmouth conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with several firms including non Dartmouth conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
What are the charges for lease extension work? Can they put you in touch with clients in Dartmouth who can give a testimonial?
I acquired a garden flat in Dartmouth, conveyancing formalities finalised January 2000. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Dartmouth with over 90 years remaining are worth £186,000. The ground rent is £55 invoiced every year. The lease comes to an end on 21st October 2072
With only 52 years unexpired we estimate the price of your lease extension to be between £29,500 and £34,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.