My bank has recommended solicitors on their panel based in Dorset but I would rather instruct a conveyancing lawyer in Dorset round the corner to me. Can you assist?
Not all Dorset conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Please make the most of the above find an approved solicitor tool to find a Dorset conveyancing firm on the on the mortgage company panel.
Is it the case that all Dorset CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved practices?
It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I currently have a mortgage with UBS for my property in Dorset. Conveyancing has been completed some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform UBS?
UBS must be informed of your intention prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel solicitor.
Planning on purchasing a maisonette in Dorset. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton 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 Dorset property lawyer is on the Skipton conveyancing panel.
Just bought a semi-detached house in Dorset , What is the estimated time for the Land Registry to deal with the formalities evidencing my title? My Dorset conveyancing solicitor has been painfully slow, so I want to check that my ownership is registered.
As far as conveyancing in Dorset is concerned, registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can differ subject to who lodges the application, whether it is in order and if the Land registry have to notify any third persons or bodies. At present roughly three quarters of such applications are completed within 12 days but some can be subject to extensive hold-ups. Registration occurs after the new owner is living at the property so 'speed' is not always primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers should speak with the land registry and explain the circumstances.
I work for a busy estate agency in Dorset where we have experienced a few flat sales derailed as a result of short leases. I have received contradictory information from local Dorset conveyancing solicitors. Please can you confirm whether the seller of a flat can initiate the lease extension process for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Dorset Leasehold Conveyancing - Sample of Queries before Purchasing
In the main the outlay for major works tend not to be included within service charges, albeit that there some managing agents in Dorset ask tenants to pay into a sinking fund and this is used to offset against major works. Plenty Dorset leasehold properties will be liable to pay a service charge for maintenance of the building set by the landlord. Should you acquire the property you will have to pay this amount, normally quarterly throughout the year. This may vary from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a rentcharge for you to pay yearly, this is usually not a large amount, say approximately £50-£100 but you need to check as on occasion it could be many hundreds of pounds. Please note that where the lease has fewer than 80 years it will affect the marketability of the property. Check with your bank that they are happy with the length of the lease. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension sooner rather than later and you need to have some idea of how much this would cost. Remember, in most cases you would need to own the premises for 24 months before you are eligible to extend the lease.
We are considering appointing an online lawyer rather than a Dorset conveyancing firm. Am I making a mistake?
There are advantages of being able to visit a local Dorset conveyancing solicitor for example
- signing documents same day
- often being able to speak to someone face-to-face can make a huge difference, particularly for more complex house moves
- the ability to complain if things are not going as expected
When comparing estimates, look out for hidden extras. Most decent Dorset high street solicitors give an all-inclusive price. Many online companies appear to offer cheap prices, yet have hidden 'extras' in the in the terms and conditions.