My IFA has requested my Norfolk lawyer’ panel member for the Nat West conveyancing panel. Can you suggest how I find this out. I have called my local Norfolk office but they have not got back to me yet.
Have you tried speaking to your Norfolk conveyancing practitioner about this?. They should have a central record lender panel numbers.
Finally the sale completed on my house in Norfolk last August yet the purchaser is calling every few hours to say his lawyer is waiting to hear from mysolicitor. What are the post completion sale formalities following completion?
Following your disposal your solicitor should deliver the transfer deeds and all of the paperwork to the buyer’s solicitors. If applicable, your solicitor must also confirm that the legal charge in favour of the lender has been redeemed to the buyers conveyancers. There are no post completion formalities peculiar conveyancing in Norfolk.
My bank has suggested a law firm on their panel based in Norfolk but I would rather choose a conveyancing lawyer in Norfolk or nearer to where I live. Are you able to help?
Not all Norfolk conveyancing practices are approved and listed on all banks conveyancing panel. Use the above search tool to choose a Norfolk conveyancing solicitor on the on the bank panel.
My wife and I are buying a property in Norfolk. I might seem paranoid but how we can trust a solicitor? On the day of competition we will need to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Norfolk CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing panel?
Some major banks and building societies now use CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
The mortgage over my property is with Kent Reliance for my property in Norfolk. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Your original mortgage agreement with Kent Reliance will provide that you need their approval prior to letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent 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 Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
About to purchase a new build apartment in Norfolk. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Norfolk
-
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, no chain conveyancing. Norfolk is where the house is located. What do you suggest?
Flying freeholds in Norfolk are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Norfolk you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norfolk may ascertain 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 property.