I am not well enough to travel far from Dulwich. Please clarify why all Dulwich solicitors aren't automatically on all bank panels?
Banks normally impose restrictions on either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such criteria being that a organisation is required to have two or more partners. As well as restricting the structure of firm, some have decided to limit the number of organisations they permit to represent them. You should note that building societies have no responsibility for the quality of advice supplied by any Dulwich conveyancing practitioner on their panel. Increases in mortgage fraud was the primary trigger for the rationalisation of solicitor panels from 2008 notwithstanding that there are opposing thoughts concerning whether solicitors sat at the center of that fraud. Data published by the Land Registry reveal that thousands of conveyancing firms only carry out one or two conveyances annually. Those advocating conveyancing panel pruning ask why conveyancing firms deserve claim to be listed on a lender panel when clearly property law is not their primary expertise?
Are the Dulwich conveyancing solicitors identified as being on the Kent Reliance conveyancing panel, together with their details provided by Kent Reliance?
Dulwich conveyancing firms themselves provide us confirmation that they are on the Kent Reliance conveyancing panel as opposed to being supplied with a list from Kent Reliance directly.
We wanted to use a property lawyer in Dulwich for our home move. Our broker informed us that our mortgage company Yorkshire Building Society won't deal with them. Surely this is unduly restrictive?
Banks ordinarily imposes restrictions either the type or the number of conveyancing solicitors on their panel. A common example of such restriction(s) being that a law practice must not be a sole practitioner. In addition to restricting the type of firm, a few banks have reduced the amount of solicitor practices they permit to represent them. You should note that Yorkshire Building Society have no responsibility for the quality of advice provided by any member of Yorkshire Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of solicitor panels a few years ago even though there remains mixed opinions about the extent of solicitor engagement in some of that fraud. Data from the Land Registry reveal that hundreds of law firms, including some in or near Dulwich only execute a couple conveyances a year.
I am buying a property and the solicitor has mentioned Chancel Repair for which the property may be obligated to contribute to because it falls into the area of such a church. She has mentioned insurance. Is this really warranted for conveyancing in Dulwich
Unless a previous acquisition of the premises completed post 12 October 2013 you could take it that solicitors conducting conveyancing in Dulwich to continue to propose a a chancel search and or insurance against a claim.
I moved into my house on 6 April and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Dulwich said it will be concluded in a couple of weeks. Are titles in Dulwich uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Dulwich registration formalities. As opposed to being determined by geographic area, timeframes can vary depending on who lodges the application, whether it is in order and whether the Land registry need to notify any third parties. Currently in the region of three quarters of submission are completed in less than three weeks but occasionally there can be protracted delays. Historically registration occurs after the buyer has moved in to the property therefore 'speed' is not always an essential issue but where there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
I am on look out for some leasehold conveyancing in Dulwich. Before diving in I would like to find out the number of years remaining on the lease.
If the lease is recorded at the land registry - and 99.9% 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.
I am the registered owner of a ground floor flat in Dulwich. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?
if there is a missing freeholder or where there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the price.
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 residue of the current lease was 64 years.