Do all mortgage companies provide you with an approved list of Dulwich conveyancing solicitors? How do you know who is on the RBS conveyancing panel?
Dulwich conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
I have an AIP. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to instruct their panel solicitor as I would much rather use a Dulwich based conveyancing firm?
Do check but the the likelihood is that give you one of their panel lawyers should you take up the "fee-free" incentive. Call the lender to explore if they offer you a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Dulwich.
My wife and I have arranged the release of further monies on our mortgage from Co-operative as we want to conduct alterations to our home in Dulwich. Do we need to appoint a bricks and mortar Dulwich solicitor on the Co-operative conveyancing panel to deal with the legals?
Co-operative don't usually require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative conveyancing panel.
My wife and I are in the process of looking at apartments in Dulwich and I am about to put in an offer. Is it advisable to have my conveyancing practitioner on ‘stand by’? I will be getting a home loan with Clydesdale.
It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are seeking a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.
After what feels like an age I have had an offer on a flat in Dulwich agreed to, but there is a chain. The sellers have placed an offer on a flat, but it’s not yet tied up, and have viewings of other apartments booked. I have selected a local conveyancing solicitor in Dulwich. What should be my next step? At what stage do I apply for the mortgage with Barclays?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then survey, Dulwich conveyancing search costs, etc). The first course of action is to ensure that your conveyancer is on the Barclays approved list. Regarding the next stages this very much depends on the specifics of your transaction, motivation for the property and on the state of the market. In a buoyant market many buyers will apply for a home loan with Barclays and arrange for the valuation and only if it was satisfactory would they ask their property lawyer to proceed with searches.
How does conveyancing in Dulwich differ for newly converted properties?
Most buyers of new build premises in Dulwich approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Dulwich typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Dulwich or who has acted in the same development.
I have been on the look out for a ground for flat up to £195,000 and identified one close by in Dulwich I like with open areas and station in the vicinity, the downside is that it's only got 51 years on the lease. There is not much else in Dulwich for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan that many years will be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.