Can the conveyancing solicitors that you recommend carry out attended exchange conveyancing in Denmark Hill?
We do have a number of conveyancing experts who can conduct attended exchanges. You should contact us to get a costs illustration and details as to availability.
When does exchange of contracts take place for sale conveyancing in Denmark Hill and am I required to attend the conveyancers office?
Where you are local to our conveyancing solicitors in Denmark Hill you are invited in to sign documents. That being said, the law practices we recommend offer a countrywide conveyancing service and provide as equally diligent and professional a job for you when communicating with you by post or email. The executing of the contract is not the important part. Signing on the dotted line simply enables the conveyancer to exchange contracts at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Denmark Hill)to be in the office at the appropriate time.
I am being told by my lawyer that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Denmark Hill?
The right level of flying freehold indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am currently in the process of buying my council flat in Denmark Hill. I have a mortgage agreed with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, HSBC are being difficult. The Denmark Hill solicitor who is on the HSBC conveyancing panel is happy to accept ‘lack of building regulation’ insurance but HSBC are insisting on a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Can you provide any advice for leasehold conveyancing in Denmark Hill with the intention of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Denmark Hill can be reduced if you appoint lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ representatives. If you are supposed to have a share in the freehold, you should ensure that you have the original share document. Arranging a re-issued share certificate is often a time consuming formality and slows down many a Denmark Hill home move. Where a new share certificate is required, do contact the company officers or managing agents (where applicable) for this sooner rather than later. If there is a history of any disputes with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over as opposed to ongoing. The majority of landlords or Management Companies in Denmark Hill levy fees for providing management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Denmark Hill.
I inherited a second floor flat in Denmark Hill. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
Most definitely. We can put you in touch with a Denmark Hill conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Denmark Hill flat is 66 Southwell Road in March 2012. By Order of Deputy District Judge Stone dated 25 January 2012 a vesting order was made. The determination of the purchase price was referred to the Tribunal who decided that the amount payable for the freehold should be£29,612.00 This case was in relation to 3 flats. The unexpired term was 72.58 years.
How do I determine who is the owner of a property in Denmark Hill?
Provided the premises is registered with HMLR, and you have requisite details of the location of the property, you should be able to view details from the HM Land Registry of the recorded proprietor for a fee.