We note that you have a search directory identifying firms on the Nationwide conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Dore?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Dore.
I am about to put an offer on a leasehold flat in Dore. The property agents say that it is standard for flats in Dore to have less than 75 years unexpired on the lease. I am expecting a mortgage with Nationwide Building Society. Will the property be mortgageable given that the lease has 72 years left.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 12/4/2019 the requirements read as follows :
Report to the issuing office if the lease term is shorter than that stated on the offer and has less than 100 years remaining. (There is no requirement to report if the lease term is lower than that stated on the offer but still has 100 years or more to run, or if the lease term is longer than that stated on the offer).
NEW BUILD PROPERTIES (includes office conversions)
The following are not acceptable:
- The unexpired lease term is less than 125 years on a new build flat or 250 years on a new build house (does not apply to Shared Ownership)
- Starting ground rent is more than 0.1% of the property value
The lease must be amended to comply with the above. If not the case cannot proceed. Please advise us where the case cannot proceed.
Ground rents and event fees:
Ground rent and other event fees must be reasonable at all times during the lease term. For example, it is acceptable for ground rent escalation to be linked to RPI (Retail Price Index) or a similar index and where this is the case we do not need to be advised. However, unreasonable multipliers of ground rent will not be permitted, for example, doubling every 5, 10 or 15 years. These must be referred to us and we will advise if our mortgage offer remains valid. If you are unsure as to whether the terms of a lease are unreasonable, please refer the details to us.
Is there a list of TSB panel solicitors in Dore on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. A small selection of lenders make their panel listings viewable over the internet. If you are seeking to appoint a Dore property lawyer on the TSB please make the most of our tool.
We expect to receive a DIP from Skipton this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Dore solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Dore solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
At last I have had an offer on a flat in Dore agreed to, but there is a chain. The sellers have offered on somewhere, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Dore. What should be my next step? When should I get the mortgage application with Coventry BS started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then survey, Dore conveyancing search costs, etc). First, you must ensure that your conveyancing practitioner is on the Coventry BS conveyancing panel. Regarding the next stages this very much dictated by the specifics of your case, desire for this property and on the state of the market. In a rising market the majority of home buyers would apply for the mortgage with Coventry BS and pay for the valuation and only if it was satisfactory would they ask their property lawyer to press on with searches.
What does a local search tell me regarding the property I am purchasing in Dore?
Dore conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search plays an important part in many a Dore conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
I am looking at a couple of flats in Dore both have about forty five years remaining on the leases. Will this present a problem?
There are plenty of short leases in Dore. The lease is a legal document that entitles you to use the premises for a prescribed time frame. As a lease shortens the saleability of the lease deteriorates and it becomes more costly to acquire a lease extension. This is why it is often a good idea to extend the lease term. It is often difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a difficult process. We recommend you seek professional assistance from a solicitor and surveyor with experience in this area.
I am the registered owner of a leasehold flat in Dore, conveyancing having been completed in 2011. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Dore with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2088
With only 69 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.