Am I correct in assuming that the fact that my conveyancer in Norbury is not on my mortgage company's conveyancing panel that there is a problem with the standard of her work?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. Where you are concerned you should simply call the Norbury conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am acquiring a property without a mortgage in Norbury. I have resided for the previous Seventeen years in Norbury. Conveyancing searches are exorbitant. Given that I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a home loan, then all but one or two of the Norbury conveyancing searches are at your discretion. Your conveyancer will try and sway you, perhaps strongly, that you should have searches carried out, but he has a professional duty to do this. One thing to bear in mind; if you are intend to dispose of the house one day, it will likely be be of relevance to your future buyer what the searches determine. There are plenty of instances where premises with functional issues can still show up detrimental search results. A competent conveyancing solicitor in Norbury will be able to give you some sensible guidance concerning this.
What does my ID and proof of funds have anything to do with my conveyancing in Norbury? Is this really necessary?
Norbury conveyancing solicitors as well as nationwide property lawyers accross the UK have an obligation under money laundering regulations to verify the ID of any client in order to satisfy themselves that clients are who they say they are.
Conveyancing clients are required to disclose two forms of certified identification; proof of ID (usually a Passport or Driving Licence) and evidence of address (usually a Utility Bill no more than three months).
Evidence of the origin of monies is also necessary under the money laundering regulations as conveyancers are obliged to check that the funds you are utilising to purchase a property (whether it be the deposit for exchange or the full purchase price if you are a cash purchaser) has come from a reputable source (such as an inheritance) rather than the product of criminal behaviour.
Will commercial conveyancing searches disclose impending roadworks that could impact a commercial site in Norbury?
Its becoming the norm that commercial conveyancing solicitors in Norbury will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Norbury. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Norbury.
For every commercial conveyancing transaction in Norbury it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Norbury commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Norbury.
Due to the encouragement of my in-laws I had a survey completed on a house in Norbury before instructing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some banks tend refuse to issue a mortgage on this type of premises.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. If you e-mail us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Norbury. Conveyancing will be smoother if you use a solicitor in Norbury especially if they are accustomed to such properties in Norbury.
My parents are experiencing difficulties in finding their Norbury land registry title on the site. They recall that 48 years ago when they bought the property there were complications with Norbury not being recognised in some systems.
Almost all residences in Norbury should appear. Have you endevoured to search with simply the postcode. Normally it will reveal all the properties inside the postcode. Where recorded it will show up with a title number. Where they bought sixty years ago it's conceivable it may be unrecorded. The property could still be revealed but with the title number shown 'na'. In this scenario you will need to locate the original title papers which may be with your parent’s lender.