I am getting a mortgage offer from Lloyds. I intend to retain the legal services of a Licensed Conveyancer in Dulwich. Does the Lloyds Conveyancing panel exclude Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Our solicitor has uncovered a a legal deficiency with the lease for the property we are buying in Dulwich. The seller’s lawyers have offered title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer says that he must check that the mortgage company is willing to move forward with this solution. Are we the client or is the lender?
Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. The appropriate lender provisions have to be complied with.
We are buying a property and need a conveyancing solicitor in Dulwich who is on the Virgin Money conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Dulwich.
My grandfather passed away 10 months ago and as sole heir and executor I was left the house in Dulwich. The house had a small mortgage remaining of approximately £8000. I want to transfer the title deeds into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this possible?
Given you plan to refinance then Bank of Ireland will require that you use a conveyancer on the Bank of Ireland conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Bank of Ireland conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Bank of Ireland mortgage is registered as a charge at the Land Registry.
A friend recommended that if I am buying in Dulwich I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Dulwich conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Dulwich around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Dulwich Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful information regarding Dulwich.
Am I best advised to use a Dulwich conveyancing lawyer based in the vicinity that I am purchasing? An old friend can handle the legal work but his firm is located approximately 350miles drive away.
The benefit of a high street Dulwich conveyancing practice is that you can attend the office to execute paperwork, deliver your identification documents and apply pressure on them if necessary. They will also have local insight which is a benefit. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were happy that should trump using an unfamiliar Dulwich conveyancing solicitor solely due to them being local.