Can you suggest a National Westminster Bank approved East Dulwich conveyancing practice that can complete within a short deadline? Would it be better to use a high street East Dulwich practice or an online comparison site?
We can recommend some very good East Dulwich conveyancing firms. You can also walk up the high street in East Dulwich. Go in to two or three firms and request to speak with a conveyancing solicitor for a costs illustration. Discuss your expectations together with your reasons and ask for an assurance on speed. Choose the one that you are most comfortable with.
Have completed on a a detached house in East Dulwich , how long will it take for the Land Registry to register my ownership? My East Dulwich conveyancing solicitor has been painfully slow, so I want to be sure that my name is registered.
As far as conveyancing in East Dulwich is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can differ subject to who lodges the application, whether it is in order and whether the Land registry communicate with any third parties. At present in the region of 80% of submission are fully addressed in less than three weeks but occasionally there can be extensive delays. Registration occurs after the new owner is living at the premises thus post completion formalities is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for an expedited registration.
How does conveyancing in East Dulwich differ for new build properties?
Most buyers of new build premises in East Dulwich contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because builders in East Dulwich tend to acquire the site, 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 conveyancing solicitors 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 East Dulwich or who has acted in the same development.
I am looking at a two maisonettes in East Dulwich both have about fifty years left on the lease term. Will this present a problem?
There is no doubt about it. A leasehold flat in East Dulwich is a wasting asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it reduces the value of the premises. The majority of purchasers and lenders, leases with less than eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with East Dulwich conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
After months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in East Dulwich. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to judgment on the amount due.
An example of a Lease Extension case for a East Dulwich residence is Flat 1 40-42 Ewelme Road in August 2012. the Tribunal assessed the premium for the lease extension in the sum of £11,800 This case was in relation to 1 flat. The unexpired lease term was 61.81 years.
Is it the case that all East Dulwich solicitors on every bank conveyancing panel?
You can use our search tool or you can go into your local lender branch in East Dulwich. Chances are that they can recommend conveyancing solicitors in East Dulwich