I have given 8 weeks notice to my existing landlord and have to be out of my rented property in Dymock by 22/3/2019. Conveyancing for my house purchase is progressing. Can I complete in three weeks as don't want to have to find short term accommodation?
The normal practice is not to serve notice for your tenancy until exchange of contracts has taken place. If you have not previously done so, update to your solicitor and ask them to they apply pressure on the owners side, try to get a realistic time scale from them that all parties will aim to achieve
I am buying a new build flat in Dymock. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Dymock you will have to appoint a solicitor on your lender'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 Dymock.
Are all Dymock Conveyancing Quality Solicitors on the RBS conveyancing list of approved solicitors?
It is true that some lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I am buying a property in Dymock. A rare aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Virgin Money your lawyer must follow the formal instructions set out in Part 2 of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Virgin Money where a lease does not satisfy these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Dymock.
I have a mortgage with Virgin Money for my property in Dymock. Conveyancing has been completed a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?
You must advise Virgin Money prior to renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Virgin Money directly. You need not do this via a Virgin Money conveyancing panel lawyer.
I am looking for a ground for flat up to £305k and found one near me in Dymock I like with a park and station nearby, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Dymock suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage the shortness of the lease may be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
Can you provide any advice for leasehold conveyancing in Dymock from the perspective of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in Dymock can be reduced where you appoint lawyers the minute you market your property and request that they start to collate the leasehold documentation which will be required by the buyers’ lawyers. A minority of Dymock leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. You believe that you know the number of years remaining on your lease but you should double-check by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to to exchange contracts if the lease term is below 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. The majority of landlords or Management Companies in Dymock charge for supplying management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management information sought as soon as you have a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Dymock. If there is a history of any disputes with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be nervous about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as historic rather than unresolved.
I acquired a leasehold flat in Dymock, conveyancing was carried out June 2012. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Dymock with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2091
With 72 years unexpired the likely cost is going to range between £9,500 and £11,000 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be 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 before seeking the advice of a professional.