Am I correct in assuming that the fact that my solicitor in Dalston is not identified on my bank's conveyancing panel that there is a problem with the quality of his work?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Dalston conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Should my conveyancer be raising questions about flooding during the conveyancing in Dalston.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Dalston. Some people will acquire a house in Dalston, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not best placed to give advice on flood risk, however there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Dalston. The standard information given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to discover whether the premises has ever been flooded. In the event that flooding has previously occurred which is not notified by the seller, then a buyer may issue a legal claim for losses resulting from an misleading response. A buyer’s lawyers should also commission an enviro report. This will higlight whether there is a recorded flood risk. If so, additional inquiries should be conducted.
2 months have elapsed following my purchase conveyancing in Dalston concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking into buying my first house which is in Dalston and I am already nervous. I couldn't find anything specific about Dalston. Conveyancing will be needed in due course but do you know about the Dalston area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Dalston. In the meantime here are some basic statistics that we found
We're novice buyers - had an offer accepted, yet the estate agent has warned us that the owners will only issue a contract if we use their preferred lawyers as they are insisting on a ‘quick sale’. We would rather use a local solicitor with experience of conveyancing in Dalston
It is improbable the sellers are driving this. Should the seller require ‘a quick sale', turning down a serious buyer is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are chain free (d) you wish to move quickly (e)however you will continue to appoint your own,trusted Dalston conveyancing lawyers - not the ones that will give their negotiator at the agency a commission or achieve conveyancing figures set by corporate headquarters.
I am employed by a long established estate agency in Dalston where we have witnessed a number of flat sales jeopardised due to leases having less than 80 years remaining. I have been given inconsistent advice from local Dalston conveyancing firms. Could you confirm whether the owner of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Following months of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Dalston. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Most certainly. We can put you in touch with a Dalston conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Dalston property is 150 Amhurst Road in December 2013. The tribunal concluded that the premium to be paid by the applicant for the enfranchisement of the subject property was £43,500. This case affected 4 flats. The unexpired term was 90 (or thereabouts).