When can the exchange of contracts take place for sale conveyancing in Dulverton and am I required to attend the lawyers office?
If you are round the corner to our conveyancing solicitors in Dulverton you are welcome to attend to sign contracts. However, the firms we recommend provide a nationwide conveyancing service and provide just as comprehensive and professional a job for you when communicating with you electronically. The signing of the contract is not the point of no return. Signing on the dotted line simply enables the conveyancer to address the formalities at the suitable time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Dulverton)to be in the office at the appropriate time.
I am selling my flat in Dulverton. Does my conveyancing practitioner need to be required to be on the Skipton conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Skipton conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently currently.
I am currently in the process of buying my council flat in Dulverton. I have a mortgage agreed with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
After weeks of negotiation I have agreed a price on a house in Dulverton. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £200. Soon after, the property lawyer called me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After shopping around on the internet I have found a Dulverton conveyancer having checked that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Dulverton postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Dulverton.
How does conveyancing in Dulverton differ for newly converted properties?
Most buyers of new build residence in Dulverton come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Dulverton usually buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Dulverton or who has acted in the same development.
I have just started marketing my 2 bed flat in Dulverton. Conveyancing is yet to be initiated, but I have recently received a half-yearly maintenance charge invoice – what should I do?
It best that you discharge the invoice as you normally would as all rents and maintenance invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I purchased a garden flat in Dulverton, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Dulverton with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2070
You have 51 years left to run we estimate the price of your lease extension to range between £30,400 and £35,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.