Some advice if I may. My Dulwich lawyer is advising me that he is legally obliged toapply for Dulwich conveyancing searches asthe firm are on the Lloydsconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a bank your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Dulwich conveyancing searches.
We note that you have a search directory identifying solicitors on the HSBC conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Dulwich?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Dulwich.
Will my lawyer be raising enquiries about flooding as part of the conveyancing in Dulwich.
Flooding is a growing risk for lawyers specialising in conveyancing in Dulwich. Plenty of people will acquire a house in Dulwich, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a various checks that can be undertaken by the buyer or by their solicitors which should figure out the risks in Dulwich. The standard property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the seller to discover whether the premises has historically flooded. If the property has been flooded in past and is not disclosed by the owner, then a buyer may bring a compensation claim as a result of such an incorrect reply. The purchaser’s lawyers may also carry out an environmental report. This should indicate if there is a recorded flood risk. If so, additional inquiries will need to be conducted.
How does conveyancing in Dulwich differ for new build properties?
Most buyers of new build or newly converted property in Dulwich come to us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because developers in Dulwich tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Dulwich or who has acted in the same development.
My husband and I are FTB’s - agreed a price, yet the selling agent advised that the seller will only move forward if we instruct their chosen conveyancers as they are insisting on a ‘quick sale’. We would rather use a local conveyancer used to conveyancing in Dulwich
It is improbable the sellers are behind this. Should the vendor desire ‘a quick sale', alienating a serious purchaser is counter productive. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Dulwich conveyancing solicitors - not the ones that will give their negotiator at the agency a referral fee or hit his conveyancing figures set by head office.
Having had my offer accepted I require leasehold conveyancing in Dulwich. Before diving in I would like to find out the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and almost all are in Dulwich - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
After months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Dulwich. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing landlord or where there is disagreement about the premium for a lease extension, under the relevant legislation you can apply to the LVT to decide the amount due.
An example of a Lease Extension case for a Dulwich premises is 60 Taymount Grange Taymount Rise in June 2012. The Tribunal determined the premium at £13,346 for a lease extension of a further 90 years This case affected 1 flat. The unexpired term as at the valuation date was 64 years.