I was notified today by my estate agent that my Dorchester the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to check?
Your first step should be to call your Dorchester lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. If they are not on the panel they may be able to suggest a Dorchester conveyancing practice that is on the approved list of lawyers for your lender.
Will my conveyancer be raising questions about flooding as part of the conveyancing in Dorchester.
The risk of flooding is if increasing concern for lawyers conducting conveyancing in Dorchester. There are those who buy a property in Dorchester, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a numerous searches that can be carried out by the buyer or by their lawyers which should give them a better appreciation of the risks in Dorchester. The standard property information forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to discover if the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the vendor, then a buyer may commence a compensation claim stemming from an incorrect reply. The purchaser’s conveyancers will also carry out an enviro search. This will reveal if there is any known flood risk. If so, more detailed inquiries should be made.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Dorchester. I've land on a site which appears to be the perfect offering If it is possible to get all formalities completed via email that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Having checked my lease I have discovered that there are only 72 years remaining on my flat in Dorchester. I now want to get lease extension but my landlord is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to track down the freeholder. In some cases an enquiry agent may be useful to carry out a search and to produce an expert document which can be accepted by the court as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s absence and the application to the County Court covering Dorchester.
I purchased a 2 bed flat in Dorchester, conveyancing formalities finalised in 2010. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Dorchester with a long lease are worth £227,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2097
You have 72 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt 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 without first seeking the advice of a professional.
Do I need to visit the offices of the bank conveyancing panel solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Dorchester so that I can pop in to their offices if required.
Most conveyancing panel lawyers for the mortgage company undertake all of the work via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Dorchester. However you should check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.