We are expecting a mortgage offer soon. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel solicitor as I would prefer to instruct a Dulwich based conveyancing firm?
You should check but the the likelihood is that appoint one of their panel lawyers if you want the "fee-free" deal. Speak to the lender and ask if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Dulwich.
My partner and I are at the point of viewing apartments in Dulwich and I am about to put in an offer. Is it advisable to have a conveyancing practitioner on ‘stand by’? I intend to finance via a mortgage with Yorkshire BS.
It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. Given that you are obtaining a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
I am currently in the process of buying my council flat in Dulwich. I have a mortgage offer with Skipton. Conveyancing is not something I have any knowledge of. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
Bank of Ireland have agreed my mortgage in principle, my offer on a flat in Dulwich has been agreed to, now what?
Your estate agent will need to be informed of your conveyancing practitioner's details (ensure that the lawyers are on the bank’s approved list). Contact Bank of Ireland or the financial adviser and complete any outstanding documentation. Bank of Ireland will instruct a valuer who will get in contact with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes on average a fortnight to get a mortgage offer. Bank of Ireland will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Dulwich.
I require expedited conveyancing in Dulwich as I am faced with a deadline to complete within 3 weeks. A home loan is not required. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not getting a home loan you are at free not to do searches although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Dulwich the following are instances of issues that can arise and therefore affect future saleability: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Dulwich is where the house is located. Can you offer any assistance?
Flying freeholds in Dulwich are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Dulwich you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dulwich may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How easy is it to swap conveyancer as I need to retain a firm on the Skipton Building Society conveyancing panel. I instructed a local conveyancing solicitor in Dulwich five minutes from me but she is not accepted by Skipton Building Society
We will our best to assist in finding you a conveyancing solicitor in Dulwich on the Skipton Building Society panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Dulwich. In utilising search facility on this page, you can compare charges for conveyancing solicitors in Dulwich and throughout England and Wales.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.