I require conveyancing for a flat in a fairly new development (seven years old) in Dorset. Almost all the flats have already been sold. Do I need carry out the neighbourhood searches as part of conveyancing in Dorset?
Conveyancing Searches are a central link in the Dorset conveyancing process. There are hundreds companies conducting Dorset conveyancing searches, as well straight from the local authority. These are known collectively as personal search companies and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authoritative source.
Can you clarify what the consequences are if my lawyer’s firm is removed from the Barclays Conveyancing panel ahead of completing my conveyancing in Dorset?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Dorset?
There are many recorded licenced Conveyancers in Dorset and Solicitor partnerships in Dorset who can assist with your conveyancing We would stress that the two are regulated professionals specialising in the legal work in transferring property. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
Have just purchased a probate house at auction in Dorset. Conveyancing is necessary. What are my next steps?
Now that you have exchanged you now have to find a conveyancing practitioner quickly as you are facing a pending a fixed date to complete the deal. Every auction property will ordinarily have an associated auction pack. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You should pass this on to your appointed conveyancing solicitor ASAP. Do make sure that your finances are in place to complete the transaction on the set completion date.
I am buying a property in Dorset. A rare aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Barclays your lawyer must comply with the formal requirements set out in Section 2 of UK Finance Lenders’ Handbook for Barclays. The Council of Mortgage Lenders’ Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Barclays where a lease fails to comply with these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Dorset.
Are there restrictive covenants that are commonly identified during conveyancing in Dorset?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Dorset. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
My uncle has encouraged me to instruct his conveyancing solicitors in Dorset. Should I use them?
There are no two ways about it the best way to find a conveyancing practitioner is to get recommendations from friends or relatives who have experience in using the conveyancer that you are are thinking of instructing.