We are purchasing a apartment in East Dulwich. It might be a silly question but how we can trust a conveyancer? At some point we have to send our life savings into their account. What protection do we have from them run away with our money?
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.
When it comes to lenders such as Virgin Money, do East Dulwich property lawyers incur a fee to be on the conveyancing panel?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I have a mortgage with TSB for my property in East Dulwich. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
You must advise TSB prior to letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel solicitor.
My wife and I purchased a renovated Georgian property in East Dulwich. Conveyancing solicitor represented me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in East Dulwich and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing solicitor who completed the work.
I am buying my first flat in East Dulwich benefiting from help to buy. The builders refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not inform my conveyancer about the deal as it will affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
How simple is it to use your search tool to locate a conveyancing solicitor in East Dulwich on the panel for my mortgage?
First select a mortgage company such as Santander, Coventry Building Society or Nottingham Building Society then type in your preferred area such as East Dulwich. Conveyancing organisations in East Dulwich and nationally will then be shown.
As co-executor for the estate of my uncle I am selling a property in Cardiff but live in East Dulwich. My conveyancer (who is 235 miles awayneeds me to execute a stat dec before the transaction finalising. Can you recommend a conveyancing practitioner in East Dulwich who can attest and place their company stamp on the document?
strictly speaking you are unlikely 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 East Dulwich
I am buying a leasehold flat in East Dulwich. Conveyancing estimates are coming in at around £1800. Is that in the right ballpark?
The average fee last year for conveyancing in East Dulwich was £1,500 excluding Land Tax and HM Land Registry fees.