Me and my fiance are planning to purchase a 1 bedroom flat in West Dulwich with a mortgage. We would like to retain our West Dulwich solicitor, but the bank advise he's not on their "panel". We have to appoint one of the lender panel firms or keep our West Dulwich lawyer and pay for one of their panel firms to act for them. We regard this is inequitable; can we not demand that the bank use our West Dulwich property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your West Dulwich conveyancing lawyer to apply to be on the conveyancing panel.
What does my ID and proof of funds have anything to do with my conveyancing in West Dulwich? What am I being asked for?
West Dulwich conveyancing solicitors and indeed property lawyers accross the UK have a duty under Anti-terror and anti-money-laundering rules to check the ID of any client in order to satisfy themselves that clients are who they say they are.
Conveyancing clients will need to disclose two forms of certified ID; proof of identity (typically a Passport or Driving Licence) and evidence of address (typically a Utility Bill less than 3 months old).
Proof of source of monies is also necessary under the money laundering regulations as solicitors are obliged to check that the funds you are using to acquire a property (be it the exchange deposit or the full purchase amount if you are buying mortgage free) has come from a reputable source (such as an inheritance) and is not the product of illegitimate behaviour.
We are planning on selling our property in West Dulwich and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a factory type conveyancing outfit rather than a conveyancing solicitor in West Dulwich. We have lived in West Dulwich for 5 years we know that this is a non issue. Should we get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who did the conveyancing in West Dulwich 5 years ago are no longer around. Will I be able to sell the house?
As long as you have a registered title the details of your ownership will be recorded by the Land Registry with a Title Number. It is possible to execute a search at the Land Registry, identify your property and get current copies of the property title for a small fee. If the title is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
Can you offer any advice when it comes to appointing a West Dulwich conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for your lease extension (regardless if they are a West Dulwich conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non West Dulwich conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
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If the firm is not ALEP accredited then what is the reason? What are the charges for lease extension work?
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a West Dulwich conveyancing firm to represent me?
Where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to make a decision on the price payable.
An example of a Freehold Enfranchisement matter before the tribunal for a West Dulwich premises is 8 Deerbrook Road in May 2010. the Tribunal held that the enfranchisement price, in accordance with section 32 and Schedule 6 of the Leasehold Reform, Housing and Urban Development Act 1993 was £22,820, payable by the Applicants. By an order of the Lambeth County Court dated 17 June 2009 the case had been transferred to the Leasehold Valuation Tribunal for its determination of the premium payable This case related to 3 flats.
Been reading online that West Dulwich solicitors are more expensive than licensed conveyancers in West Dulwich to use when purchasing a house. Am I better off using a conveyancer or a solicitor where I am buying for my home move in West Dulwich.
When it comes to conveyancing in West Dulwich the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.