It is 10 years ago since I purchased my home in West Dulwich. Conveyancing lawyers have just been instructed on the sale but I can't locate my title deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be kept by your mortgage company or they could be in the possession of the solicitor who handled your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring up to date copy of the land registers. Almost all conveyancing in West Dulwich relates to registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.
I have been told by my conveyancer that breach of easement insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in West Dulwich?
The right level of breach of easement indemnity insurance should be dictated by who who your lender is. It would differ for example between Accord Mortgages Ltd and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
We expect to receive a DIP from TSB this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do TSB recommend any West Dulwich solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint West Dulwich solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
Completion of my remortgage has taken place for my property in West Dulwich. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge 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. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling our home in West Dulwich and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street West Dulwich lawyer would know this is not the case. It does beg the question why the buyers are using an online conveyancing outfit as opposed to a conveyancing solicitor in West Dulwich. We have lived in West Dulwich for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to check with 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 ailment)
I used Action Conveyancing several years ago for my conveyancing in West Dulwich. Now, I need the files but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in West Dulwich of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in West Dulwich with a loan from Godiva Mortgages Ltd. The developers refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not inform my solicitor about the extras as it may impact my loan with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am 17 days into a leasehold purchase having been directed to conveyancers by the selling agent to do our conveyancing in West Dulwich. I am am extremely frustrated with the quality of service. Can you you assist me in finding new conveyancers?
They would need to be really poor to suggest replacing them. Has the loan offer been issued? In the event that it has you will need to make them aware of the new contact details and ensure the loan are re-sent. Your new solicitor ideally needs to be on the mortgage company panel to avoid supplemental costs and frustration. So that should be your first question of the new lawyers. Our search tool can assist you in finding a lender approved lawyer for your conveyancing in West Dulwich