I am under pressure from the owner of a property in East Dulwich to sign contracts within four weeks. What can I do to speed up matters?
In a situation where you are under pressure for your conveyancing it is advisable to make sure that your lawyer is familiar with the area as they will benefit local contacts and knowledge. It is possible that they could have conducted otherproperties in the same neighbourhood. You would be best advised to use a East Dulwich conveyancing solicitor. In addition, ensure that the lawyer is on the on the approved list for your mortgage company. It is estimated that just under twenty per cent of East Dulwich conveyancing deals are held up or derailed after discovering a buyer’s conveyancer was not on their banks list of approved solicitors. This can often result in the transaction being held up by as much as 21 days. It is claimed that this issue affects in the region of one hundred thousand home sales every year. Many East Dulwich conveyancing practices can not act for certain lenders so do check at the outset.
It is is a decade since I purchased my property in East Dulwich. Conveyancing solicitors have recently been instructed on the sale but I can't track down my title documents. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be with your mortgage company or they could be archived with the solicitor who acted in the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in East Dulwich relates to registered property but in the unlikely event that your property is unregistered it is more problematic but is resolvable.
I am assisting my mother sell her property in East Dulwich. Will the solicitor commission an energy assessment or do I organise this?
After the demise of HIPs, EPC’s was retained a mandatory element of selling a house. An energy performance certificate should be to hand in advance of the property being advertised. This is not as aspect of the sale process that conveyancers ordinarily organise. Where you are instructing a East Dulwich conveyancing lawyer they may help arrange energy performance certificates given their contacts with reputable East Dulwich providers
We are getting the release of further monies on our mortgage from Lloyds as we wish to carry out a loft conversion to our home in East Dulwich. Do we need to appoint a bricks and mortar East Dulwich solicitor on the Lloyds conveyancing panel to deal with the paperwork?
Lloyds do not ordinarily instruct a member of their approved list of lawyers 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 Lloyds conveyancing panel.
The formalities of my purchase has taken place for my property in East Dulwich. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Are there restrictive covenants that are commonly picked up as part of conveyancing in East Dulwich?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in East Dulwich. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Is it best to go with a East Dulwich conveyancing lawyer based in the vicinity that I am purchasing? We have a good friend who can execute the conveyancing but they are based a couple of hundredkilometers drive away.
The primary upside of using a local East Dulwich conveyancing firm is that you can pop in to execute documents, hand in your identification documents and pester them if necessary. Having local East Dulwich know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and the majority were content that must surpass using an unfamiliar East Dulwich conveyancing solicitor solely due to them being East Dulwich based.
I am employed by a long established estate agent office in East Dulwich where we have experienced a number of flat sales derailed due to short leases. I have been given inconsistent advice from local East Dulwich conveyancing firms. Can you clarify whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the proprietor of a garden flat in East Dulwich. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?
Most definitely. We are happy to 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 premises 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 was in relation to 1 flat. The unexpired term was 61.81 years.