We note that you have a search directory listing solicitors on the Virgin Money conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Dalston?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Dalston.
Should our solicitor be making enquiries about flooding as part of the conveyancing in Dalston.
Flooding is a growing risk for solicitors dealing with homes in Dalston. Some people will purchase a house in Dalston, completely expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, but there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which will figure out the risks in Dalston. The standard information given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the owner to determine if the premises has suffered from flooding. If flooding has previously occurred and is not notified by the vendor, then a buyer could bring a legal claim for losses as a result of such an incorrect answer. A purchaser’s conveyancers should also carry out an environmental search. This should disclose if there is any known flood risk. If so, additional investigations will need to be initiated.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who handled the conveyancing in Dalston 10 years ago no longer exist. What do I do?
As long as you have a registered title the details of your proprietorship will be documented by HMLR under a Title Number. It is easy to perform a search at the Land Registry, locate your property and order up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
I'm buying a new build house in Dalston with a mortgage from Halifax. The builders refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The estate agent told me not to tell my solicitor about the side-deal as it may jeopardize my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What are your top tips when it comes to finding a Dalston conveyancing practice to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Dalston conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Dalston conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:
If they are not ALEP accredited then what is the reason? How many lease extensions have they completed in Dalston in the last 12 months?
Following years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Dalston. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to judgment on the sum to be paid.
An example of a Freehold Enfranchisement case for a Dalston property is 150 Amhurst Road in December 2013. The tribunal concluded that the premium to be paid by the applicant for the enfranchisement of the subject property was £43,500. This case related to 4 flats. The unexpired term was 90 (or thereabouts).
I am seeking to buy a repossessed flat in Dalston and the mortgagee in possession require completion inside a week. Do lawyers complete in this timeframe? Would it be better to instruct a high street Dalston firm or an online firm that advertises to complete quickly?
Attend your Dalston high street. Pop in to a couple of firms and request to talk to a conveyancing solicitor for an estimate. Set out your needs and seek assurances on deadlines. Appoint the one that comes across as most genuine. Make sure to choose a lawyer on the list of conveyancers acceptable to your mortgage company.