We are purchasing a 3 bedroom flat in Norwood with a mortgage. We wish to retain our Norwood solicitor, but the bank says she’s not on their "panel". We have to appoint one of the mortgage company panel solicitors or keep our Norwood lawyer and pay for one of their panel ones to represent them. This feels very unfair; are we not able to require that the mortgage company use our Norwood solicitor ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Norwood conveyancing solicitor to apply to be on the conveyancing panel.
It is is a decade since I acquired my property in Norwood. Conveyancing lawyers have now been retained on the sale but I am unable to track down the title documents. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be retained by your lender or they could be in the possession of the conveyancers who handled your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Norwood relates to registered property but in the unlikely event that your home is unregistered it is more of a problem but is not insurmountable.
My uncle passed away six months ago and as sole heir and executor I was left the property in Norwood. The house had a relatively small loan left on it of around £4500. I want to have the title changed into my name whilst I re-mortgage to Nationwide, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Nationwide will insist on your using a conveyancer on the Nationwide conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nationwide conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nationwide mortgage is registered as a charge at the Land Registry.
Am I right to be concerned that 3rd parties that I am dealing with are suggesting a web based conveyancing firm as opposed to a High Street Norwood conveyancing practice?
As is the case with many professional services, often referrals from family and friends can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing matter; estate agents, mortgage brokers and banks might all suggest solicitors to retain. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there exists a financial incentive behind the recommendation. You are at liberty to select your own conveyancer. However, bear in mind that the majority of lenders operate an approved list of solicitors you are obliged to use for the mortgage related work in your house move.
I need to find a conveyancing solicitor for sale conveyancing in Norwood. I've chance upon a site which appears to be the perfect answer If there is a chance to get all this stuff completed via web that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am looking to buy a flat and require a conveyancing solicitor in Norwood who is on the lender solicitor panel. Can you recommend a Norwood or local Norwood conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who do conveyancing in Norwood. We dont recommend any particular conveyancing practice.