Is the fact that my solicitor in Norbiton is not on my lender's solicitor panel that there is a problem with the quality of his work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Norbiton conveyancing practice and ask them why they are no longer on the approved list for your bank.
I am due to complete buying a property in Norbiton but as a consequence of damage from some water damage at the property I have was able negotiate reparation from the vendor in the sum of £3k taking the form of a adjustment in the price. I had intended this to be dealt with as part of amending the contract yet Virgin Money will not agree to this. Why were they notified?
Any conveyancer being on the Virgin Money conveyancing panel is required to disclose to Virgin Money of any changes to the purchase price. If you prohibit your property lawyer to disclose the price change to Virgin Money then they would have to discontinue acting for you. In addition, Virgin Money and you would have to appoint a new lawyer for your conveyancing in Norbiton.
Are the BSA planning on creating a online directory to list solicitors on the Loughborough BS conveyancing panel for instance in Norbiton?
We would not expect to be advised of any plans on the part of the BSA to promote such a tool.
What is your number one tip for choosing a conveyancing solicitor in Norbiton
It would be unwise to be seduced by the cheapest Norbiton conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
We are due to move property in April. Does my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in Norbiton. Conveyancing firm was chosen before I stumbled across your website.
On the day of completion you will need to pick up the house keys from your estate agent but this should only happen once the vendors lawyers inform the agent that they have the completion monies and the keys can be passed over. You will need to advise the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can help you choose a conveyancing in Norbiton or a solicitor that specialises in conveyancing in Norbiton.
We have agreed to purchase a house in Norbiton. A rare aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Coventry BS your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for Coventry BS. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Coventry BS where a lease does not satisfy these requirements. The provisions relate to the installation of panels on properties countrywide and is not restricted to Norbiton.
My brother has urged me to appoint his lawyers for conveyancing in Norbiton. Should I use them?
Much as we are happy to recommend a Norbiton conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to seek feedback from friends or relatives who have previously instructed the firm that you are considering.
Following years of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Norbiton. Can we issue an application to the Residential Property Tribunal Service?
Absolutely. We are happy to put you in touch with a Norbiton conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Norbiton property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.
In relation to leasehold conveyancing in Norbiton what are the most common lease problems?
There is nothing unique about leasehold conveyancing in Norbiton. Most leases are drafted differently and drafting errors can sometimes mean that certain provisions are not included. The following missing provisions could result in a defective lease:
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A provision to repair to or maintain elements of the property Maintenance charge proportions which don’t add up to the correct percentage
You could encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Accord Mortgages Ltd, Bank of Scotland, and Alliance & Leicester all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to withdraw.