My Solicitor in Dorchester has never been on on the Barclays Direct Conveyancing Panel. Is it possible for me to continue with my prefered solicitor even though they are not on the Barclays Direct panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your existing Dorchester solicitors but Barclays Direct will need to instruct a conveyancer on their panel. This will result in additional total conveyancing fees and result in frustration.
- Find an alternative solicitor to act in the conveyancing, remembering to check they are on the Barclays Direct panel
is it true that all Dorchester conveyancing solicitors on the Lloyds conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be regulated by the SRA. Many banks do allow licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.
Planning on purchasing a apartment in Dorchester. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Dorchester conveyancer is on the Nationwide conveyancing panel.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Dorchester 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 normal?
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 Dorchester 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 bought my house on 2 November and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Dorchester expressed confidence that it would be registered in less than a month. Are properties in Dorchester uniquely lengthy to register?
As far as conveyancing in Dorchester registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether there are errors and whether the Land registry must send notices to any 3rd parties. Currently approximately 80% of submission are fully addressed within two weeks but some can be subject to extensive hold-ups. Historically registration is effected after the buyer is living at the premises therefore 'speed' is not always primary concern yet if it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.
How does conveyancing in Dorchester differ for newly converted properties?
Most buyers of new build or newly converted property in Dorchester contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is built. This is because new home sellers in Dorchester typically purchase the land, 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 conveyancers 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 accustomed to new build conveyancing in Dorchester or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, chain free conveyancing. Dorchester is the location of the property. Can you offer any guidance?
Flying freeholds in Dorchester are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dorchester you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dorchester 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 premises.