Me and my partner are acquiring a ground floor flat in Denmark Hill. My Conveyancer has never been on on the mortgage company solicitor panel. Is it possible for me to appoint my Denmark Hill conveyancing solicitor even though they are excluded from the lender list of approved lawyers?
Your options include
- Complete the purchase with your preferred Denmark Hill conveyancer but your lender will no doubt instruct a conveyancer from their approved panel. This will result in additional cost and likely frustration.
- Appoint a fresh property lawyer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Convince your solicitor to pull out all the stops to get accepted on the bank’s panel of solicitors
At what point can the exchange of contracts occur in sale conveyancing in Denmark Hill and am I required to be at the solicitors branch?
If you are in close proximity to one of the conveyancing solicitors in Denmark Hill you are welcome to attend to sign documents. That being said, the lender approved solicitors we work with offer a nationwide conveyancing service and give just as diligent and professional a job for you when dealing with you electronically. The executing of the contract is not the point of no return. Signing on the dotted line simply enables the conveyancer to address the formalities at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Denmark Hill)to be in the office at the appropriate time.
Do the Building Society Association intend to launch a searchable register to list solicitors on the Norwich and Peterborough Building Society conveyancing panel for instance in Denmark Hill?
We have not been informed any intention on the part of the BSA to develop such a search facility.
How does conveyancing in Denmark Hill differ for new build properties?
Most buyers of new build residence in Denmark Hill come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Denmark Hill tend to purchase 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 property lawyers 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 used to new build conveyancing in Denmark Hill or who has acted in the same development.
I decided to have a survey carried out on a house in Denmark Hill ahead of instructing solicitors. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some banks tend not issue a loan on this type of property.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Denmark Hill. Conveyancing may be slightly more expensive based on your lender's requirements.
I am in need of some leasehold conveyancing in Denmark Hill. Before I get started I want to be sure as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and almost all are in Denmark Hill - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in Denmark Hill. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the price.
An example of a Freehold Enfranchisement matter before the tribunal for a Denmark Hill flat is 66 Southwell Road in March 2012. By Order of Deputy District Judge Stone dated 25 January 2012 a vesting order was made. The determination of the purchase price was referred to the Tribunal who decided that the amount payable for the freehold should be£29,612.00 This case was in relation to 3 flats. The number of years remaining on the existing lease(s) was 72.58 years.