Is the fact that my conveyancer in West Dulwich is not listed on my lender's solicitor panel that there is a problem with the standard of his work?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the West Dulwich conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I require conveyancing for a flat in a relatively new development (seven years built) in West Dulwich. The vast majority the appartments are already disposed of. Is it strictly necessary to order conveyancing searches as part of conveyancing in West Dulwich?
You are opening yourself up to an unnecessary risk in not carrying out West Dulwich conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that your conveyancer conducts them. Where accelerating the process and driving down costs are primary concerns you should discuss with your solicitor about the options such as lack of search insurance available to you
We are close to exchanging contracts on the sale of our home 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. Any local conveyancer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing practice rather than a conveyancing solicitor in West Dulwich. Having lived in West Dulwich for many years we know of no issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You need to check with 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 sickness)
I have been on the look out for a flat up to £245,000 and identified one near me in West Dulwich I like with open areas and railway links in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in West Dulwich suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a mortgage that many years will be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
I am using a search engine for the words conveyancing in West Dulwich it reveals many conveyancersin the vicinity. With so much choice what is the best way to find the right solicitor for me?
The best way of choosing a suitable conveyancer is via trusted recommendation, so ask colleagues and those you trust who have purchased a property in West Dulwich or a respected estate agent or mortgage broker. Fees for conveyancing in West Dulwich differ, so it's sensible to request at least four costs illustrations from varying types of solicitors. Be sure to seek confirmation that the fees are fixed.
Frank (my husband) and I may need to sub-let our West Dulwich basement flat temporarily due to a new job. We instructed a West Dulwich conveyancing practice in 2003 but they have closed and we did not have the foresight to get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A lease dictates the relationship between the freeholder and you the flat owner; specifically, it will indicate if subletting is prohibited, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in West Dulwich do not prevent strict prohibition on subletting – such a clause would adversely affect the market value the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
We have reached the end of our tether in trying to purchase the freehold in West Dulwich. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing 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 First-tier Tribunal (Property Chamber) to assess the premium.
An example of a Freehold Enfranchisement case 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 affected 3 flats.