Can you help? My Dulwich lawyer is advising me that she is duty bound toapply for Dulwich conveyancing searches stemming from the fact thatthe firm are on the Virgin Moneysolicitor panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a mortgage company your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Dulwich conveyancing searches.
I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Dulwich I like with open areas and transport links in the vicinity, the downside is that it's only got 61 years on the lease. I can't really find anything else in Dulwich in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you need a home loan the shortness of the lease will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this.
Given that I am about to part with hundreds of thousands of pounds on a property in Dulwich I would like to talk to a lawyer concerning thetransaction prior to giving the go ahead to the firm. Is this something that you can arrange?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer who will be carrying out your conveyancing in Dulwich.There is no ‘factory style conveyancing’ - each client is an important individual, not a case reference. The solicitors that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Dulwich should be the amount on the final invoice that you end up paying.
I've recently bought a leasehold property in Dulwich. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have given up trying to reach an agreement for a lease extension in Dulwich. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a Dulwich conveyancing firm who can help.
An example of a Lease Extension decision for a Dulwich premises is 60 Taymount Grange Taymount Rise in June 2012. The Tribunal determined the premium at £13,346 for a lease extension of a further 90 years This case related to 1 flat. The unexpired lease term was 64 years.
I am looking for Dulwich competitive conveyancing fees. Can I be assured that all the Dulwich firms that are identified on your directory are on the lender conveyancing panel?
The law firms on our directory have advised us that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Dulwich firm being on the lender conveyancing panel is not accurate.