Having been referred to your company we were going to use a conveyancing solicitor in West Dulwich listed by you but have come across alternative fee calculations on the internet appear less pricey – how come?
There are a variety of conveyancing companies marketing what appear to be the cheapest conveyancing in West Dulwich. You should think long and hard as to how important this transaction is to you that you are willing to take 'cheap' risks concerning the standard of the legal work. Many of them accentuate a cheap fee to tempt you but bury extra fees in the small print..
Can your site be used to recommend a Conveyancing solicitor in West Dulwich even where I’m not purchasing or selling a house, for example where I intend to acquire a shop in West Dulwich with a mortgage from Skipton Building Society?
Our search tool is primarily there to locate residential conveyancing solicitors in West Dulwich but we have recorded towards the bottom of this page a few West Dulwich commercial conveyancing firms. You should speak with the solicitors directly to check if they are also authorised to represent Skipton Building Society
Should my conveyancer be making enquiries about flooding during the conveyancing in West Dulwich.
Flooding is a growing risk for lawyers dealing with homes in West Dulwich. There are those who purchase a property in West Dulwich, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, but there are a numerous checks that can be initiated by the purchaser or by their lawyers which can figure out the risks in West Dulwich. The conventional set of completed inquiry forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the seller to determine whether the premises has historically flooded. In the event that the residence has been flooded in past which is not notified by the vendor, then a purchaser could bring a legal claim for losses as a result of such an misleading answer. A purchaser’s lawyers will also order an environmental report. This should indicate if there is any known flood risk. If so, additional investigations should be initiated.
The deeds to my house can not be found. The solicitors who conducted the conveyancing in West Dulwich 4 years ago have long since closed. What are my options?
As long as the title is registered the details of your ownership will be evidenced by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, locate your property and get current copies of the Registered Entries for a small fee. If the title is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be obtained for twenty pounds.
We're first time buyers - agreed a price, yet the selling agent told us that the vendor will only move forward if we use the agent's preferred conveyancers as they want a ‘quick sale’. Our preferred option is to instruct a high street solicitor accustomed to conveyancing in West Dulwich
We suspect that the seller is unaware of this requirement. If they want ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you wish to move quickly (e)but you will continue to instruct your own,trusted West Dulwich conveyancing solicitors - as opposed tothose that will earn the negotiator at the agency a referral fee or meet his conveyancing targets pre-set by corporate headquarters.
I am tempted by the attractive purchase price for a two maisonettes in West Dulwich which have approximately 50 years left on the leases. Should I regard a short lease as a deal breaker?
There are no two ways about it. A leasehold apartment in West Dulwich is a deteriorating asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it adversely affects the salability of the premises. The majority of purchasers and lenders, leases with less than eighty years become less and less marketable. 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 property 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 West 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. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. 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.
I have given up trying to reach an agreement for a lease extension in West Dulwich. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Absolutely. We can put you in touch with a West Dulwich conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a West Dulwich flat is 8 Deerbrook Road in May 2010. the Tribunal held that the enfranchisement price, in accordance with section 32 and Schedule 6 of the Leasehold Reform, Housing and Urban Development Act 1993 was £22,820, payable by the Applicants. By an order of the Lambeth County Court dated 17 June 2009 the case had been transferred to the Leasehold Valuation Tribunal for its determination of the premium payable This case was in relation to 3 flats.