We are purchasing a flat and need a conveyancing solicitor in Dingle who is on the HSBC conveyancing panel. Can you recommend a local solicitor?

Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for HSBC . We don't recommend any particular firms conducting conveyancing in Dingle.

Are all Dingle Conveyancing Quality Solicitors on the Lloyds conveyancing panel?

A selection of lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.

We were going to get a OIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Dingle solicitors on the Coventry BS conveyancing panel, or is it better to find our own lawyer?

You will need to appoint Dingle solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.

I have a mortgage with Virgin Money for my property in Dingle. Conveyancing was finalised 12 months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?

You must advise Virgin Money before renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. You need not do this via a Virgin Money conveyancing panel solicitor.

Have completed on a a semi-detached house in Dingle , What is the estimated time for the Land Registry to record my proprietorship? My Dingle conveyancing solicitor has been painfully slow, so I want to check that my name is recorded.

As far as conveyancing in Dingle registration is no quicker or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and if the Land registry communicate with any interested persons or bodies. At present approximately 80% of such applications are fully dealt with within 12 days but some can be subject to extensive hold-ups. Historically registration is effected once the new owner is living at the property so 'speed' is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your lawyers could contact the land registry and explain the circumstances.

As co-executor for the will of my grandmother I am selling a property in Neath but I am based in Dingle. My lawyer (approximately 300 miles awayrequires that I sign a stat dec before the transaction finalising. Can you recommend a conveyancing lawyer in Dingle to witness this legal document for me?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are located in Dingle

I am on look out for some leasehold conveyancing in Dingle. Before diving in I want to be sure as to the unexpired term of the lease.

If the lease is recorded at the land registry - and almost all are in Dingle - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I am the registered owner of a split level flat in Dingle, conveyancing formalities finalised in 2011. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Dingle with over 90 years remaining are worth £227,000. The ground rent is £50 yearly. The lease finishes on 21st October 2096

With 71 years remaining on your lease we estimate the price of your lease extension to span between £9,500 and £11,000 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.