What advice do you have for sourcing auction conveyancing in Dorset?
First ask relatives who they experienced using in the past and if they were happy with the service.
Option 2 is to use a search tool on the internet for conveyancing in Dorset. Call a couple or more firms from the list and invite them to email you their conveyancing costs illustrations and discuss your needs with the solicitor who will conduct the conveyancing prior tocommitting.
Third is to use our search tool to assist you in finding the right solicitors for you based on your personal requirements including location,timings, complications and who your intended lender is. Resist the temptation to opt for low cost conveyancing in Dorset
The owners of the property we are hoping to buy are using a conveyancing solicitor in Dorset who has suggested a preliminary agreement with a down payment of 5k. Are such agreements sensible?
This kind of preliminary agreement is unusual in Dorset, conveyancers are not keen on them as they divert attention from the main conveyancing focus and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. In addition, there is no guarantee that just because the vendor has executed a lock out agreement they will complete the sale with you. They may be inclined to break the agreement if they receive a large enough offer to do so because an aggrieved claimant with the benefit of a lockoutcontract will still have to establish consequential losses from the breach and this may not compare to the financial upside that your seller may gain by reneging on the agreement, no matter how morally unworthy the behaviour is.
is it true that all Dorset conveyancing solicitors on the TSB conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the TSB conveyancing panel they would need to be regulated by the SRA. Many banks do permit licenced conveyancers on their panel and in that case the organisation would be governed by the CLC.
We previously selected solicitors locally in Dorset on the Nationwide solicitor panel. They have just invoiced me an additional fee for the legal aspects of the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancing practitioner may levy a fee for this. The fee is not set by Nationwide but by your Dorset solicitor. Some firms on the Nationwide panel will charge ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Dorset bank branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Dorset conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancing practitioner must follow the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
What does a local search tell me regarding the property I am purchasing in Dorset?
Dorset conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company such as Xpress Legal The local search is essential in every Dorset conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search should supply information 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 thirteen topic sections.
I've recently bought a leasehold flat in Dorset. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a basement flat in Dorset, conveyancing formalities finalised 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Dorset with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2090
With 72 years left to run the likely cost is going to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.