Me and my fiance are buying a 2 bedroom apartment in East Dulwich with a mortgage. We have a East Dulwich lawyer, however the bank says he's not on their "panel". We have to appoint one of the lender panel firms or continue with our East Dulwich lawyer as well as pay for one of their panel firms to act for them. We regard this is unjust; are we not able to insist that the mortgage company use our East Dulwich conveyancer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your East Dulwich conveyancing lawyer to apply to be on the conveyancing panel.
Do the conveyancing solicitors identified via your search tool carry out attended exchange conveyancing in East Dulwich?
We do have a number of conveyancing specialists carrying out attended exchanges. You should call us to obtain a costs illustration and details as to availability.
I am purchasing a property and require a conveyancing solicitor in East Dulwich who is on the Clydesdale conveyancing. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Clydesdale in certain locations such as East Dulwich. We dont recommend any particular firm.
As co-executor for the will of my uncle I am disposing of a residence in Monmouth but reside in East Dulwich. My solicitor (approximately 200 kilometers awayneeds me to sign a stat dec prior to completion. Could you suggest a conveyancing practitioner in East Dulwich to witness this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are located in East Dulwich
I am tempted by the attractive purchase price for a couple of maisonettes in East Dulwich both have approximately fifty years remaining on the leases. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold flat in East Dulwich is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it reduces the marketability of the property. The majority of buyers and lenders, leases with under 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with East Dulwich conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Having spent months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in East Dulwich. Can we issue an application to the Residential Property Tribunal Service?
You certainly can. We can put you in touch with a East Dulwich conveyancing firm who can help.
An example of a Lease Extension case for a East Dulwich flat 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 affected 1 flat. The unexpired lease term was 61.81 years.
Myself and my fiance have recently had an offer agreed on a flat and had meeting on Friday with HSBC for the mortgage. They have informed us that when it comes to appointing a lawyer that unless they are on their approved panel of property lawyers then we will have to pay out an extra charge of £200. This is is due to the fact that they will then have to select a solicitor to act on their behalf in addition to the one we select for ourselves and we will be on the hook for their invoice. I have asked HSBC to furnish me with a list so I can seek quotes only from their approved conveyancers but was told that I need to check with each individual lawyer to see if they are on the panel. Is there a list online?
You can enquire of HSBC what their criteria for panel membership is for a conveyancer.Thereafter ask the conveyancer of your choice whether they meet the criteria and have they acted on mortgages for HSBC previously. Where the answer to those is yes, then just double check with HSBC. Another option is to utilise our search facility and we should be able to identify a lawyer in East Dulwich on the approved list for HSBC.