I have just been advised by my estate agent that my West Dulwich solicitor is not on the lender Solicitor panel. How can I be sure if this is correct?
The first thing you need to do is to contact your West Dulwich lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they may be able to suggest a West Dulwich conveyancing practice that is on the approved list of lawyers for your mortgage company.
I am due to exchange buying a property in West Dulwich but as a consequence of wreckage from the recent storms I have was able negotiate reparation from the owner of £2k by way of a adjustment in the price. I had intended this to be addressed as part of amending the contract however Bank of Ireland will not permit this. Should they have been informed?
Your conveyancer being on the Bank of Ireland conveyancing panel is obliged to disclose to Bank of Ireland of any amendments to the sale price. If you were to refuse your solicitor to disclose the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new property lawyer for your conveyancing in West Dulwich.
We are purchasing a apartment in West Dulwich. It might be a silly question but how we can trust a lawyer? On completion day we will need to put money 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.
I am buying a 3 bedroom semi in West Dulwich. We would like to carry out a loft conversion at the house.Will legal conveyancing on the property involve enquiries to see if these alterations were previously refused?
Your conveyancer will review the deeds as conveyancing in West Dulwich can sometimes identify restrictions in the title deeds which prohibit certain works or necessitated the permission of a 3rd party. Certain works call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my West Dulwich building society branch on various occasions and was told it does not impact the mortgage offer and they will lend. My West Dulwich conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their published requirements. Who do I believe?
The conveyancing practitioner must comply with the Council of Mortgage Lenders’ Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
We are selling our house in West Dulwich and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an internet conveyancing practice rather than a conveyancing solicitor in West Dulwich. Having lived in West Dulwich for 4 years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm 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 sickness)
Are there restrictive covenants that are commonly picked up as part of conveyancing in West Dulwich?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in West Dulwich. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am using a search engine for the phrase cheap conveyancing in West Dulwich it reveals many conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancing solicitor for my move?
The ideal method of finding a suitable conveyancer is via personal referral, so ask friends and family who have bought a property in West Dulwich or a reputable estate agent or mortgage broker. Fees for conveyancing in West Dulwich differ, so it's advisable to secure at least three estimates from different companies. Make sure that you know that the charges are assured not to rise.