Some advice if I may. My Dulwich lawyer is advising me that he has toorder Dulwich conveyancing searches becausethe firm are on the Lloydsapproved lawyer panel. Is this really necessary?
You have limited options available to you. As you are taking a home loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Dulwich conveyancing searches.
I purchased a freehold house in Dulwich but nevertheless pay rent, why is this and what is this?
It is rare for properties in Dulwich and has limited impact for conveyancing in Dulwich but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Old rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Dulwich. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 15/7/2019, the requirements read as follows :
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Dulwich?
There are many recorded licenced Conveyancers in Dulwich and Solicitor practices in Dulwich offering conveyancing It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. The two can deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
A friend pointed out to me me that in purchasing a property in Dulwich there could be various restrictions affecting the ability to carry out external changes to the property. Is this right?
There are anumerous of properties in Dulwich which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Dulwich should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My husband and I have arranged the release of further funds on our mortgage from TSB as we intend to carry out improvements to our home in Dulwich. Are we obliged to select a local Dulwich solicitor on the TSB conveyancing panel to deal with the paperwork?
TSB would not normally appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.
What will a local search inform me concerning the house I am buying in Dulwich?
Dulwich conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for example PSG The local search plays an important part in most Dulwich conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
My husband and I are FTB’s - agreed a price, but the selling agent informed us that the seller will only move forward if we use the agent's recommended conveyancers as they want an ‘expedited deal’. We would rather use a high street solicitor who is accustomed to conveyancing in Dulwich
We suspect that the owner is not behind this demand. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Avoid the agents and go straight to the owners and make the point that (a)you are motivated purchasers (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted Dulwich conveyancing solicitors - rather thanthe ones that will earn their negotiator at the agency a introducer fee or meet his conveyancing figures demanded by head office.