Am I correct in assuming that the fact that my conveyancer in Norfolk is not identified on my lender's conveyancing panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. 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) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Norfolk conveyancing firm and ask them why they are no longer on the approved list for your lender.
As someone unfamiliar with conveyancing in Norfolk what is the number one tip you can give me for the house moving process in Norfolk
Not many law firms shout this from the rooftops but conveyancing in Norfolk or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of opportunity for confrontation between you and others involved in the ownership transfer. For instance, the seller, selling agent and even potentially a lender. Appointing a lawyer for your conveyancing in Norfolk should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the transaction whose interest is to protect your legal interests and to protect you.
There is a distinct ongoing adversarial element to conveyancing- someone has to be at fault for the process being so protracted. We recommend that you must always trust your solicitor above all other parties when it comes to the legal transfer of property.
My Conveyancer in Norfolk is not on the Barclays Approved Panel. Can I still retain my prefered solicitor even though they are excluded from the Barclays list of approved lawyers?
The limited options open to you here include:
- Carry on with your preferred Norfolk solicitors but Barclays will need to retain a conveyancer on their panel. This will result in additional overall legal charges as well as result in delays.
- Choose a new solicitor to to deal with the purchase, not forgetting to check they are Barclays approved.
- Persuade your Barclays based solicitor to seek to join the Barclays panel
I opted to have a survey completed on a house in Norfolk ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies tend refuse to grant a loan on a flying freehold property.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Norfolk. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been pointed in your direction by numerous estate agents in Norfolk to get a quote from a property lawyer on your site. Is there a financial inducement for Estate Agents to offer your site rather than another?
We refuse to give any financial incentive for pointing buyers and sellers in our direction. We found it would be just too difficult to pay a commission because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
Is planning consent necessary to change a house into multiple appartments in Norfolk? This has occurred to a property next door to my house in Norfolk and was unaware of the conversion until it was done.
Planning consent is required for converting a single dwelling in Norfolk into flats but probably not for converting back to single dwelling-house so, in answer to your query, yes.