In what way does my ID and proof of funds have anything to do with my conveyancing in Dulwich? Why is this being asked of me?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing instruction. The Terms and Conditions that you are required to sign should confirm this. Your lender will also require certain documents to be viewed. Where you are unwilling to hand over identification documents, your conveyancer would not be able to accept instructions from you.
We wanted to use a conveyancing solicitor in Dulwich for our house purchase. Our financial adviser informed us that our mortgage company TSB won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most mortgage companies had an appetite for risk which was higher than today. Almost all Dulwich conveyancing firms would have been on most mortgage company panels. The Financial Services Authority in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms regarding their operations and their employees and set certain criteria such a completing on a minimum number of conveyancing. Many Dulwich conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Dulwich is one of the numerous locations where the solicitors we list are are approved TSB.
I am aiming to move house in March. Does my conveyancing solicitor call the removal company on the completion day. Incidentally, can you suggest a removal company in Dulwich. Conveyancing lawyer was organised before I stumbled across your website.
On the day of completion you will need to pick up the house keys from the selling agent however this can only take place after the previous owners lawyers inform the agent that they have the completion monies and the keys can be given over. After that you can tell the removal company that you are ready to move in. As a matter of policy we do not suggest a particular removal company but can assist you in locating a conveyancing in Dulwich or a lawyer with expertise in conveyancing in Dulwich.
We are purchasing a 4 bedroom semi-detached house in Dulwich. The intention is to an extension at the rear at the house.Will the conveyancing process include investigations to see if these alterations are allowed?
Your solicitor will check the deeds as conveyancing in Dulwich will occasionally reveal restrictions in the title documents which restrict categories of alterations or require the permission of a 3rd party. Many additions call for local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Dulwich solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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.
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 housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because builders 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.
I have recently realised that I have Fifty years remaining on my lease in Dulwich. I now want to get lease extension but my landlord is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. You will be obliged to prove that you or your lawyers have used your best endeavours to find the lessor. In some cases an enquiry agent should be useful to carry out a search and prepare a report which can be used as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s absence and the vesting order request to the County Court covering Dulwich.
I am the registered owner of a second floor flat in Dulwich. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum payable for a lease extension?
if there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to determine the premium.
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 was 64 years.
My mother and father are encountering problems in finding their Dulwich property on the HM Land Registry website. They recall that sixty years ago when they acquired the house there were complications concerning Dulwich not being recognised in some systems.
The vast majority of properties in Dulwich should be revealed. Have you endevoured to search with simply the postcode. Usually it will mention all the houses and flats within the postcode. Assuming the property is recorded it will show up with a title number. If they bought back in the 70’s it's conceivable it may be unrecorded. The address might still be revealed but with the title number shown 'na'. In this scenario you will need to track down the original title papers which could be with your parent’s bank.