In what way does my ID and proof of funds have anything to do with my conveyancing in East Dulwich? Why is this being asked of me?
East Dulwich conveyancing solicitors as well as nationwide property practitioners throughout the UK have an obligation under money laundering regulations to check the identity of any client with a view to satisfy themselves that clients are who they say they are.
Conveyancing clients are required to provide two forms of certified ID; proof of ID (usually a Passport or Driving Licence) and proof of address (typically a Utility Bill less than 3 months old).
Confirmation of the origin of monies is also required under the money laundering regulations as solicitors are duty bound to ensure that the monies you are using to buy a property (whether it be the deposit for exchange or the total purchase monies where you are a cash purchaser) has originated from an acceptable source (such as an inheritance) as opposed to the proceeds of illegitimate activity.
We had selected solicitors based in East Dulwich on the Barclays solicitor approved list. They are now charging me a separate charge for the legal aspects of the Barclays mortgage. Is this a supplemental conveyancing fee specified by Barclays?
Provided it is contained in their Terms and Conditions or Quote then yes your solicitor can levy a fee for this. This fee is not set by Barclays but by your East Dulwich property lawyer. Some firms on the Barclays panel will charge an ‘acting for lender’ fee and others do not.
I am currently in the process of buying my council flat in East Dulwich. I have a mortgage offer with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
I can not work out if my lender requires a lease extension. I have telephoned my East Dulwich building society branch on numerous occasions and was told it does not impact the mortgage offer and they would lend. My East Dulwich conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend based on their published requirements. Who do I believe?
Your conveyancer must follow the Council of Mortgage Lenders’ Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
We are selling our house in East Dulwich and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street East Dulwich conveyancer would know this is not the case. For the life of me I don't know why the buyers used a national conveyancing practice rather than a conveyancing solicitor in East Dulwich. Having lived in East Dulwich for three years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should enquire of 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 life insurance to cover that same sickness)
About to purchase a new build apartment in East Dulwich. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in East Dulwich
Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Can you provide any top tips for leasehold conveyancing in East Dulwich with the purpose of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in East Dulwich can be reduced where you get in touch lawyers as soon as your agents start marketing the property and ask them to put together the leasehold information needed by the purchasers’ representatives. If you have carried out any alterations to the residence would they have required Landlord’s approval? In particular have you laid down wooden flooring? Most leases in East Dulwich state that internal structural changes or laying down wooden flooring require a licence issued by the Landlord acquiescing to such changes. If you dont have the approvals to hand do not contact the landlord without contacting your conveyancer in advance. Many landlords or Management Companies in East Dulwich levy fees for providing management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in East Dulwich. If you hold a share in a the Management Company, you should ensure that you have the original share certificate. Organising a replacement share certificate is often a lengthy formality and frustrates many a East Dulwich conveyancing deal. Where a new share is needed, do contact the company officers or managing agents (where relevant) for this at the earliest opportunity.
We have reached the end of our tether in trying to purchase the freehold in East Dulwich. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most certainly. We can put you in touch with a East Dulwich conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a East Dulwich property 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 related to 1 flat. The unexpired lease term was 61.81 years.
Can I discover who is the owner of a house in East Dulwich?
As long as the premises is recorded at HMLR, and you have the specifics of the location of the property, you will be able to view details from the HM Land Registry of the registered proprietor for a fee.