We're in Denmark Hill, FTBs buying with a mortgage (lender is Co-operative , and our solicitor is on the Co-operative conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Co-operative conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My stepmother pointed out to me me that in purchasing a property in Denmark Hill there could be various restrictions prohibiting external alterations to the property. Is this right?
There are anumerous of properties in Denmark Hill which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Denmark Hill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am currently in the process of buying my council flat in Denmark Hill. I have a mortgage offer with Skipton. 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 have 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I currently have a mortgage with Nationwide for my property in Denmark Hill. Conveyancing was finalised months 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 buy-to-let mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval before letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will allow you to rent 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 Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel solicitor.
We are close to exchanging contracts on the sale of our property in Denmark Hill and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the purchasers instructed a factory type conveyancing practice rather than a conveyancing solicitor in Denmark Hill. We have lived in Denmark Hill for 4 years we know of no issue. Is it a good idea to contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Due to the guidance of my in-laws I had a survey completed on a property in Denmark Hill ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some lenders may refuse to grant a mortgage on this type of house.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. If you contact us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Denmark Hill. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I be wary that brokers that I am dealing with are encouraging me to use a national conveyancing firm rather than a High Street Denmark Hill conveyancing firm?
As is the case with many service providers, often input from connections can be most helpful. Nevertheless there are lots of people with a keen interest in a conveyancing matter; estate agents, financial adviser and lenders might all recommend lawyers to choose. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there might be a commercial relationship behind the endorsement. You have the right to select your own lawyer. However, bear in mind that many lenders have an approved list of solicitors you must use for the mortgage related work in your transaction.
As co-executor for the estate of my aunt I am selling a residence in Swansea but reside in Denmark Hill. My conveyancer (based 235 kilometers from mehas requested that I sign a stat dec prior to completion. Could you suggest a conveyancing practitioner in Denmark Hill who can witness and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are based in Denmark Hill