Is the fact that my conveyancer in Norris Green is not listed on my lender's solicitor panel that there is a problem with the quality of his work?
That would most likely be an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% 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 Norris Green conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
I bought my house on 4 February and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Norris Green expressed confidence that it will be formalised in less than a month. Are transfers in Norris Green uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Norris Green registration formalities. Rather than based on location, timescales can adjust subject to the party submitting the application, whether there are errors and if the Land registry have to notify any other parties. As of today in the region of three quarters of submission are completed in less than three weeks but occasionally there can be longer hold-ups. Registration occurs once the new owner has moved in to the premises so an expedited registration is not always top priority but if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
I am buying a new build house in Norris Green with a mortgage from Britannia. The builders refused to move on the price so I negotiated £7000 of additionals instead. The property agent suggested that I not to tell my solicitor about the extras as it may impact my loan with Britannia. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I have been recommended by a few estate agents in Norris Green to locate a property lawyer using your seach tool. Is there a financial advantage for Estate Agents to offer your services rather than another?
We don’t make any referral fee for sending work in our direction. We thought it would be too underhand to pay a commission because home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are four weeks into a freehold purchase having been directed to conveyancers by the high street agent to execute conveyancing in Norris Green. I am am very dissatisfied with the level of service. Can you you assist me in finding new lawyers?
They would have to be really poor to suggest changing them. Has your mortgage offer been generated? If so you must make them aware of the new contact details and get the loan are re-sent. The conveyancer needs to be on the mortgage company approved list to avoid supplemental fees and delays. That should be your starting point. The search tool should assist you in finding a lender approved solicitor for your conveyancing in Norris Green
I’m about to sell my basement flat in Norris Green. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly maintenance charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as you normally would because all ground rent and maintenance payments should be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Norris Green Leasehold Conveyancing - A selection of Queries before Purchasing
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Its a good idea to find out as much as possible regarding the company managing the block as they can either make living at the property much easier or much more difficult. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to practical issues like the cleanliness of the common parts. Ask other tenants whether they are happy with their service. On a final note, be sure you discover the dates that the service fees are due to the managing agents and precisely how they are spending the funds. If a Norris Green lease has no more than eighty years it will impact the marketability of the flat. It is worth checking with your lender that they are willing to to proceed given the lease term. Leases with fewer than 80 years remaining means that you will most likely require a lease extension sooner rather than later and it is worth finding out how much this will be. For most Norris Greenlease extensions you would be required to have been the owner of the property for two years in order to be eligible to extend the lease. Is there a share of the freehold?