Can your site be used to recommend a Conveyancing solicitor in Dulverton even where I’m not purchasing or disposing of a house, for instance if I intend to acquire a shop in Dulverton with a mortgage from Platform Home Loans Ltd?
The service is primarily there to locate domestic conveyancing solicitors in Dulverton but we have listed at the bottom of this page a selection of Dulverton commercial conveyancing firms. You should speak with the company directly to check if they are also authorised to represent Platform Home Loans Ltd
Are the BSA planning on creating a searchable register to to identify law firms on the Melton Mowbray Building Society conveyancing panel for instance in Dulverton?
We are not aware of any plans on the part of the BSA to promote such a tool.
If you had a top tip for choosing a conveyancing solicitor in Dulverton what would it be?
It would be unwise to be seduced by the lowest Dulverton conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Please help - my lawyer advises that lack of planning permission insurance is required on my purchase. What is the level of cover for Dulverton conveyancing?
The appropriate level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Santander and The Mortgage Works. Conveyancing lawyers as opposed to borrowers take out such policies.
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being difficult. The Dulverton solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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've recently found out that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Dulverton is the location of the property. Can you shed any light on this issue?
Flying freeholds in Dulverton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dulverton you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dulverton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am attracted to a two maisonettes in Dulverton which have about fifty years unexpired on the leases. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold apartment in Dulverton is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. The majority of purchasers and lenders, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Dulverton conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I purchased a 1 bedroom flat in Dulverton, conveyancing formalities finalised 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Dulverton with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2094
With only 75 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.