My mortgage company has recommended solicitors on their panel based in Dulwich but I would rather use a conveyancing lawyer in Dulwich or nearer to where I live. Can you help?
Far from all Dulwich conveyancing practitioners are on all banks conveyancing panel. Do make use of the above search tool to locate a Dulwich conveyancing solicitor on the on the bank panel.
Me and my partner are purchasing a property in Dulwich. I might seem paranoid but how we can trust a conveyancer? At some point we will need to put money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I happen to be the sole beneficiary of my late mum's will and I have everything in my name alone, including the house in Dulwich. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I understand that there is a CML 6 month 'rule', which means that my property ownership could be regarded the same way as if I'd bought the house in June. Do I have to wait half a year to sell?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view mortgage companies take of it, depend on the lender as this provision is chiefly there to capture subsales or the quick reselling of properties.
I am currently in the process of buying my council flat in Dulwich. I have a mortgage agreed with Coventry BS. Conveyancing is new to me. 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 Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
I am looking for a flat up to £305k and identified one round the corner in Dulwich I like with amenity areas and railway links in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Dulwich suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a home loan that many years will likely be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
As co-executor for the will of my father I am disposing of a residence in Newport but live in Dulwich. My solicitor (who is 250 kilometers from merequires that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Dulwich who can attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are based in Dulwich
Planning to sign contracts shortly on a ground floor flat in Dulwich. Conveyancing lawyers assured me that they are sending me a report tomorrow. What should I be looking out for?
The report on title for your leasehold conveyancing in Dulwich should include some of the following:
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The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Rent payments - how much and what the invoice dates are, and also know whether this will change in the future You should have a good understanding of the building insurance obligations The length of the lease term. You should be advised as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?
I am the proprietor of a basement flat in Dulwich. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum due for the purchase of the freehold?
You certainly can. We are happy to put you in touch with a Dulwich conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Dulwich property 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.
The solicitors carrying out our conveyancing in Dulwich has sent papers to review that indicate that the property is unregistered with epitome documents. Is it not the case that all properties in Dulwich are registered?
It is a rare occurrence indeed to find property in Dulwich not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Dulwich conveyancing lawyers should be familiar with this type of conveyancing but if any uncertainty reigns the prevailing advice presently is for the vendor’s solicitor to register the title first and subsequently sell - this undoubtedly cause a prolonged conveyancing.