It is is a decade since I purchased my home in Dulwich. Conveyancing lawyers have just been instructed on the sale but I am unable to track down my title deeds. Is this a problem?
You need not be too concerned. First the deeds may be with the lender or they could stored with the solicitor who handled the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Dulwich involves registered property but in the rare situation where your property is not registered it is more problematic but is resolvable.
My father informed me that in purchasing a property in Dulwich there could be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?
There are anumerous of properties in Dulwich which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Dulwich should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Dulwich solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Dulwich surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My offer on a property in Dulwich has been agreed to, but there is a chain. The owners have offered on a property, however it’s not yet agreed to, and are looking at other apartments in the pipeline. I have selected a high street conveyancing solicitor in Dulwich. What should be my next step? At what point do I apply for the mortgage with Santander?
It is normal to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Dulwich conveyancing search fees, etc). First, you should ensure that your solicitor is on the Santander conveyancing panel. As to the subsequent phase this very much dictated by the circumstances of your transaction, attraction to the property and on the state of the market. During a rising market the majority of home buyers will apply for a home loan with Santander and arrange for the valuation and only if it comes back ok would they request their property lawyer to move forward with the conveyancing in Dulwich.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Dulwich?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Dulwich. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Dulwich is the location of the property. Can you shed any light on this issue?
Flying freeholds in Dulwich are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dulwich you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dulwich may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am looking for a conveyancing solicitor in Dulwich for my house move. Can I check a firm’s complaints history with the legal regulator?
Members of the public may read presented Solicitor Regulator Association (SRA) determinations stemming from investigations from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.
Why is New Build conveyancing in Dulwich more expensive?
Conveyancing in Dulwich for newly converted or new build premises can sometimes involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further questions and contractual concerns.