My lawyer has informed me that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Denmark Hill conveyancing?

The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Chelsea Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.

I am expecting a DIP from Aldermore 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 Aldermore recommend any Denmark Hill solicitors on the Aldermore conveyancing panel, or is it better to go independently?

You will need to appoint Denmark Hill solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.

I currently have a mortgage with Lloyds for my property in Denmark Hill. Conveyancing has been completed a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Lloyds?

Lloyds must be informed of your intention before letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel firm.

I am purchasing a new build house in Denmark Hill with a loan from Godiva Mortgages Ltd. The builders refused to reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep suggested that I not disclose to my solicitor about this extras as it may jeopardize my loan with the lender. Should I keep quiet?.

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.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Denmark Hill is the location of the property. Can you shed any light on this issue?

Flying freeholds in Denmark Hill are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Denmark Hill you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Denmark Hill may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

Am I best advised to choose a Denmark Hill conveyancing solicitor who is local to the property I am hoping to buy? I have an old university friend who can execute the legal formalities however her office is 400kilometers drive away.

The primary upside of using a local Denmark Hill conveyancing practice is that you can attend the office to sign paperwork, present your ID and pester them where appropriate. They will also have local insight which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and on the whole were happy that should trump using an unknown Denmark Hill conveyancing lawyer solely due to them being local.

All being well we will complete our sale of a £475,000 flat in Denmark Hill on Tuesday in a week. The landlords agents has quoted £372 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Denmark Hill?

Denmark Hill conveyancing on leasehold maisonettes usually requires the buyer’s lawyer sending enquiries for the landlord to address. Although the landlord is not legally bound to respond to such questions most will be willing to do so. They are entitled to levy a reasonable administration fee for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is over three hundred pounds, in some cases it exceeds £800. The administration charge invoiced by the landlord must be sent together with a synopsis of entitlements and obligations in relation to administration charges, otherwise the charge is technically not due. In reality one has no choice but to pay whatever is requested of you if you want to complete the sale of your home.

Following years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Denmark Hill. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

You certainly can. We can put you in touch with a Denmark Hill conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Denmark Hill property is 66 Southwell Road in March 2012. By Order of Deputy District Judge Stone dated 25 January 2012 a vesting order was made. The determination of the purchase price was referred to the Tribunal who decided that the amount payable for the freehold should be£29,612.00 This case related to 3 flats. The unexpired term was 72.58 years.