I am in need of a property lawyer. Should I go for for a national conveyancer as opposed to a local Dulwich conveyancing solicitor?
On the whole conveyancing solicitors in your area will have excellent alliances with your local authority, which can assist with the Dulwich conveyancing searches that your conveyancer will inevitably need. It can only be a plus if they enjoy good connections with the Land Registry covering your area Dulwich, other conveyancers in the location and Dulwich selling agents.
The Dulwich conveyancing lawyers that just started acting on my purchase in Dulwich have without warning closed. I only went with them because I needed a solicitor on the UBS conveyancing panel and my preferred Dulwich lawyer was not. I paid them money in advance. What are my options?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
I happen to be the sole beneficiary of my late father’s will with all property in now in my sole name, including the house in Dulwich. The Dulwich property was put into my name in March. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', meaning my property ownership could be treated the same way as though I had purchased the house in March. Will no one buy the property for half a year?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view banks take of it, depend on the lender as this provision chiefly exists to pick up on the purchase and immediately sell or the flipping of properties.
It is not clear whether my lender requires a lease extension. I have called my Dulwich bank branch on various occasions and was told they are content with the situation and they will lend. My Dulwich conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their specific requirements. Who do I believe?
Your conveyancing practitioner has to comply with the Council of Mortgage Lenders’ Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
About to purchase apartment in Dulwich. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Dulwich conveyancing practitioner is on the Barclays conveyancing panel.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a property in Dulwich? or Apparently there is a law dating back centuries that means some owners of property residing in a parish church boundary may be liable to contribute towards repairs to the chancel within the church. Is this suitable for conveyancing in Dulwich?
Unless a prior acquisition of the house completed post 12 October 2013 you can assume that conveyancing practitioners carrying out conveyancing in Dulwich to remain recommending a chancel search and or insurance against a claim.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who did the conveyancing in Dulwich 10 years ago have long since closed. Will I be able to sell the house?
These day there are copies made of almost everything, and your conveyancer will be aware exactly where to locate all the appropriate documentation so you may buy or dispose of your property without any difficulty. Where duplicates are not available, your solicitor can put in place insurance or indemnities against possible claims on your premises.