I was recommended to a lawyer who has given a fee estimate £1200 for no sale no fee conveyancing in Dulverton. I am hoping to sell a Edwardian detached home for £300,000. This sounds over the top. Is it above what I should be paying for conveyancing in Dulverton?

The costs illustration is fractionally on the high side. Where you are happy to spend time comparing charges you might trim some of the expense by say £100 plus VAT. That being said, you couldlive to rue opting for an an untested solicitor. If is important to ensure that the conveyancer can also act for your bank. Do utilise our search tool to get a quote a Dulverton conveyancing firm on the lender’s member panel which can often include conveyancing solicitors in Dulverton.

Is it possible for conveyancing in Dulverton to be finalised in less than 3 weeks?

Where you are under time constraints to sign contracts we would recommend that your solicitor is familiar with the area as they will benefit local connections and insight. It is even conceivable that they could have transacted otherhomes in the same street. You would be best advised to use a Dulverton conveyancing firm. Second, ensure that the lawyer is on the lender panel. It is believed that just under twenty per cent of Dulverton conveyancing deals are suspended or jeopardised after discovering a buyer’s conveyancer was not on their banks list of approved solicitors. In many cases this discovery resulted in the legal transfer of property being delayed by as much as three weeks. It is believed that this issue impacts approximately one hundred thousand home moves every year. Almost all Dulverton conveyancing practices can not act for certain mortgage companies so do check as early as possible.

I am due to move home in February. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you recommend a removal company in Dulverton. Conveyancing solicitor was organised prior to coming across your website.

On the day of completion you can pick up the house keys from the selling agent however this can only occur after the previous owners conveyancers confirm to the agent that they have the completion monies and the keys can be collected. After that you can advise the removal men that they can start moving you in. We are not in a position to recommend a specific removal company but can assist you in finding a residential property solicitor in Dulverton or a lawyer with expertise in conveyancing in Dulverton.

I am expecting a AIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Dulverton solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?

You will need to appoint Dulverton solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.

It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Dulverton bank branch on various occasions and was told they are content with the situation and they would lend. My Dulverton conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

Your lawyer must follow the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am looking for a flat up to £195,000 and found one round the corner in Dulverton I like with a park and transport links nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Dulverton suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you require a mortgage that many years will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.

I only have 62 years unexpired on my lease in Dulverton. I need to get lease extension but my landlord is missing. What are my options?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. You will be obliged to prove that you have used your best endeavours to track down the freeholder. For most situations a specialist may be useful to try and locate and prepare an expert document which can be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a property lawyer both on investigating the landlord’s absence and the application to the County Court overseeing Dulverton.

Dulverton Conveyancing for Leasehold Flats - Sample of Queries before Purchasing

Is the freehold reversion owned jointly by the leaseholders? What is the service charge and ground rent on the flat? Does the lease have onerous restrictions?