I am purchasing a right to buy a flat in Dronfield. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?

Leaving aside the complexities and merits of DIY conveyancing in Dronfield you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Dronfield.

I am helping my niece sell her property in Dronfield. Does the solicitor commission the EPC or it is for me to see to?

Following the abolition of Home Packs, energy performance certificates became a required component of moving property. An EPC must be to hand in advance of the property being placed on the market. This is not as aspect of the sale process that conveyancers normally organise. If you are instructing a Dronfield conveyancing solicitor they might be able to arrange EPC’s due to their contacts with reputable Dronfield providers

When it comes to lenders such as Kent Reliance, do Dronfield solicitors have to pay a yearly amount to be on the conveyancing panel?

We are not aware of any mortgage company fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.

It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Dronfield building society branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Dronfield conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?

As long as the conveyancing practitioner is on the bank panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I require fast conveyancing in Dronfield as I am under pressure to complete inside one month. Thankfully I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?

As you are are a mortgage free purchaser you are at free not to do searches although no solicitor would suggest that you don't. With lots of history conveyancing in Dronfield the following are examples of what can be revealed and adversely impact future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...

My husband and I are a couple of weeks into a residential purchase having been referred to solicitors by the high street agent to execute conveyancing in Dronfield. I am am starting to be disappointed with the level of service. Could you you assist me in finding new conveyancers?

A lawyer would have to be very poor in order to consider changing them. Has the mortgage been generated? In the event that it has you must inform them of the new conveyancer and ensure the offer are re-issued. Your new solicitor ideally needs to be on the mortgage company approved list to avoid supplemental costs and delays. So that should be your first question of the new conveyancers. Our find a solicitor tool will help you find a lender approved conveyancer for your home move in Dronfield

Can you offer any advice when it comes to appointing a Dronfield conveyancing practice to deal with our lease extension?

When appointing a solicitor for your lease extension (regardless if they are a Dronfield conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Dronfield conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be useful:

Can they put you in touch with clients in Dronfield who can give a testimonial?

I own a studio flat in Dronfield, conveyancing was carried out in 2007. 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? Equivalent properties in Dronfield with an extended lease are worth £207,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease runs out on 21st October 2080

With only 57 years unexpired we estimate the premium for your lease extension to span between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.