Is the fact that my conveyancer in Dorset is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Dorset conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
It is is a decade since I bought my home in Dorset. Conveyancing solicitors have just been instructed on the sale but I can't track down my title deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be kept by your mortgage company or they could be in the possession of the solicitor who acted in your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Dorset involves registered property but in the unlikely event that your home is unregistered it is more of a problem but is not insurmountable.
I'm in the process of looking at apartments in Dorset and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Clydesdale.
It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are getting a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being a right pain. The Dorset solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I was told four weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Dorset is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
Due to the input of my in-laws I had a survey completed on a property in Dorset ahead of instructing solicitors. I have been told that there is a flying freehold aspect to the house. The surveyor advised that some mortgage companies tend not grant a loan on a flying freehold property.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you contact us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Dorset. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Dorset to see if the conveyancing will be more expensive.
Helen (my wife) and I may need to rent out our Dorset basement flat temporarily due to a new job. We used a Dorset conveyancing practice in 2002 but they have since shut and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
Some leases for properties in Dorset do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
Leasehold Conveyancing in Dorset - Examples of Questions you should ask before buying
Best to be warned if fixing the lift or some other significant cost is due in the foreseeable future to be shared between the leaseholders and could well dramatically impact the level of the service charges or result in a one off payment. The majority of Dorset leasehold apartments will incur a service charge for the upkeep of the block invoiced by the management company. If you buy the flat you will have to meet this contribution, normally in instalments accross the year. This could be anything from two or three hundred pounds to thousands of pounds for blocks with lifts and large communal areas. In all probability there will be a ground rent for you to pay yearly, this is usually not a large sum, say approximately £50-£100 but you should to check it because on occasion it can be surprisingly expensive. How many of the leaseholders are in arrears for their maintenance charge payments?