This question may be naive but I am unexperienced as a first time purchaser of a two bedroom flat in Dalston. Do I receive the keys to the house on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Dalston?
On the day of completion you will not be required to go to the conveyancers office in Dalston. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s lawyers, and shortly after the monies have arrived, you should be invited to receive the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.
I'm at the point of looking at flats in Dalston and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a home loan with Coventry BS.
It would be wise to commence your search sooner rather than later. Once you decide who you want to use 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 obtaining a mortgage with Coventry BS, ask your prospective lawyers if they are on the Coventry BS conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer accepted on an apartment in Dalston. My financial adviser pressured me to appoint their lawyer. I paid an upfront payment of £200. A couple of days later, the conveyancing practitioner called me to say that they were not on the Skipton conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Skipton panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
We are close to exchanging contracts on the sale of our property in Dalston and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Dalston conveyancer would know this is not the case. It does beg the question why the purchasers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Dalston. We have lived in Dalston for six years we know that this is a non issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Dalston is the location of the property. Is there any advice you can give?
Flying freeholds in Dalston are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dalston you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dalston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My company is wishing to lease a unit on a shopping parade. Can you recommend conveyancers offering fixed fees for commercial conveyancing in Dalston for under 1500k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Dalston, including the disposal and acquisition of businesses as well as simply property. If you are intending to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we can find you the right lawyer. Regarding the costs these will vary based on the structure and complexity of the deal. Please provide us with your contact information or telephone us so that we can furnish you with a fixed commercial conveyancing calculation.
Last February I purchased a leasehold property in Dalston. Do I have any liability for service charges relating to a period prior to my ownership?
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. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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 attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Dalston conveyancing firm to act on my behalf?
You certainly can. We are happy to put you in touch with a Dalston conveyancing firm who can help.
An example of a Freehold Enfranchisement decision 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 was in relation to 4 flats. The unexpired term was 90 (or thereabouts).
Am in the process of purchasing my 1st home in Dalston. Conveyancing lawyer already selected. The financial consultant pointed out that a survey is not necessary as the property was only constructed in 1997.
At the very least you should order a Home Buyer's Report. As the premises is over ten years old the property will be without a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report could be sufficient. They will highlight any obvious issues and suggest additional investigation if relevant. If there are any signs of problems obtain a full Building Survey from the beginning.