When will exchange of contracts take place for residential conveyancing in Dorridge and do I need to attend the conveyancers branch?
Where you are round the corner to our conveyancing solicitors in Dorridge you are invited in to sign documents. That being said, the law practices we recommend provide a nationwide conveyancing service and provide just as detailed and professional a job for you when dealing with you digitally. The signing of the contract is not when everything is set in stone. A signed contract is just a prerequisite for the conveyancer to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Dorridge)to be in the office at the appropriate time.
My Conveyancer in Dorridge is not on the Leeds Building Society Approved Panel. Is it possible for me to use my prefered solicitor notwithstanding that they are not on the Leeds Building Society list of approved lawyers?
Your options are as follows:
- Complete the purchase with your existing Dorridge solicitors but Leeds Building Society will need to use a solicitor on their panel. This will inevitably rack up the total legal fees and result in frustration.
- Get an alternative solicitor to to deal with the conveyancing, obviously checking they are Persuade your lawyer to do everything within their powers to join the Leeds Building Society conveyancing panel
Should my solicitor be raising questions concerning flooding during the conveyancing in Dorridge.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Dorridge. There are those who acquire a property in Dorridge, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a number of searches that may be initiated by the purchaser or on a buyer’s behalf which will give them a better understanding of the risks in Dorridge. The conventional set of information sent to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to determine if the premises has historically flooded. In the event that flooding has previously occurred and is not disclosed by the seller, then a purchaser could commence a compensation claim as a result of such an incorrect response. The purchaser’s lawyers may also commission an enviro search. This should disclose whether there is any known flood risk. If so, more detailed investigations will need to be conducted.
Given that I am about to spend £400,000 on a house in Dorridge I wish to talk to a solicitor regarding theconveyancing before giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be conducting your conveyancing in Dorridge.There is no ‘factory style conveyancing’ - each client is an important individual, not a case number. The solicitors that we put you in touch with believe that the figure you are quoted for residential conveyancing in Dorridge should be the figure that you end up paying.
I am in need of some leasehold conveyancing in Dorridge. Before I get started I require certainty as to the unexpired term of the lease.
If the lease is recorded at the land registry - and 99.9% are in Dorridge - then the leasehold title will always include the basic details 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 invested in buying a 1st floor flat in Dorridge, conveyancing was carried out 7 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Dorridge with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2097
With only 76 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.