Unfortunately I am unable to travel far from Dalston. I would like to know the understand why all Dalston solicitors aren't included on all bank panels?
Before the recession most banks displayed an approach to risk which is different from today. The Financial Services Authority in 2010 carried out a thematic review into fraud which in summary warned lenders: know the lawyers on your panel. Accordingly, lenders have subsequently requiredmore information from law firms regarding their processes and the individuals employed by them and set certain criteria such as completing a minimum amount of transactions. Thousands of law practices have found themselves excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the minimum amount of transactions the mortgage companies insisted on.
I have given 2 months notice to my existing landlord and have to leave my rented property in Dalston by 27/1/2025. Conveyancing for my house purchase is progressing. Is it possible to complete in 4 weeks as don't want to have to move into temporary accommodation?
It is unwise to give notice on a rental until your lawyer suggests that you should. Assuming that you have not previously done so, notify to your conveyancer and request that they cajole the sellers side, try to an acceptable time-line that all parties will look to achieve
Are there restrictive covenants that are commonly identified during conveyancing in Dalston?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Dalston. 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…’
Due to the encouragement of my in-laws I had a survey completed on a house in Dalston ahead of instructing lawyers. I have been informed that there is a flying freehold element to the property. The surveyor advised that some mortgage companies will refuse to issue a mortgage on such a house.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Dalston. Conveyancing will be smoother if you use a solicitor in Dalston especially if they are acquainted with such properties in Dalston.
I have just started marketing my ground floor apartment in Dalston. Conveyancing has not commenced, but I have just had a half-yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is pay the maintenance contribution as normal as all rents and maintenance invoices should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Having spent years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Dalston. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We can put you in touch with a Dalston conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Dalston premises is 150 Amhurst Road in December 2013. The tribunal concluded that the premium to be paid by the applicant for the enfranchisement of the subject property was £43,500. This case related to 4 flats. The number of years remaining on the existing lease(s) was 90 (or thereabouts).