We are selling our home in Dulwich. Does my solicitor have to be required to be on the Leeds Building Society conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Leeds Building Society conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.
Should our conveyancer be making enquiries regarding flooding as part of the conveyancing in Dulwich.
The risk of flooding is if increasing concern for solicitors dealing with homes in Dulwich. Plenty of people will buy a house in Dulwich, completely expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a various searches that can be carried out by the buyer or by their conveyancers which will figure out the risks in Dulwich. The conventional set of completed inquiry forms sent to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to determine whether the property has suffered from flooding. If the residence has been flooded in past which is not disclosed by the seller, then a buyer may commence a claim for damages resulting from an inaccurate response. The purchaser’s conveyancers should also carry out an environmental report. This will higlight if there is any known flood risk. If so, additional inquiries will need to be initiated.
How does conveyancing in Dulwich differ for newly converted properties?
Most buyers of new build or newly converted property in Dulwich contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Dulwich tend to purchase 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 conveyancing solicitors 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 business partner and I are intending to lease a unit on a shopping parade. Can you recommend solicitors offering no-move-no charges for commercial conveyancing in Dulwich for under 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Dulwich, including the disposal and purchase of businesses as well as simply property. Whether you are hoping to purchase or lease a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right lawyer. Regarding the fees these will vary based on the structure and terms of the proposed transaction. Let us have your details or phone us so that we may provide you with a fixed commercial conveyancing quote.
Am I best advised to go with a Dulwich conveyancing solicitor in close proximity to the house I am buying? We have a good friend who can perform the conveyancing but his firm is located 300kilometers away.
The primary upside of using a high street Dulwich conveyancing practice is that you can visit the firm to sign paperwork, hand in your ID and pester them where appropriate. Having local Dulwich know how is a plus. However it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and the majority were impressed that should trump using an unfamiliar Dulwich conveyancing lawyer just because they are round the corner.
My wife and I purchased a leasehold house in Dulwich. Conveyancing and Lloyds TSB Bank mortgage organised. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Dulwich who acted for me is not around. Any advice?
The first thing you should do is contact HMLR to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Dulwich conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Dulwich. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. 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 residence 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 related to 1 flat. The number of years remaining on the existing lease(s) was 64 years.