I am purchasing residence in Norwood Green. My lawyer is not listed on the bank approved panel. Can I still retain my Norwood Green conveyancing solicitor notwithstanding that they are excluded from the bank panel?
You have numerous choices open to you here
- Complete the deal with your existing Norwood Green property lawyer but your bank will undoubtedly retain a solicitor from their approved list. The net result is additional cost and potential delay.
- Appoint a fresh conveyancing practitioner to act in the purchase, ensuring that they are on the lender conveyancing panel.
- Convince your conveyancer to apply to join the bank panel
My lawyer has discovered a a problem with the lease for the flat we are buying in Norwood Green. The other side have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our lawyer says that he must be satisfied that the lender is content with this solution. Are we the client or is the lender?
Regardless of the fact that you have a mortgage offer from the bank does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the bank are the client. These conveyancing instructions have to be complied with.
We were going to get a OIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Norwood Green solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Norwood Green solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
My wife and I are spending time looking at apartments in Norwood Green and I am about to put in an offer. Is it sensible to have my property lawyer on ‘stand by’? I will be getting a mortgage with Kent Reliance.
It would be sensible to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are taking out a mortgage with Kent Reliance, ask your prospective lawyers if they are on the Kent Reliance conveyancing panel otherwise they can't do the mortgage legal work.
Completion of my purchase has taken place for my property in Norwood Green. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I require fast conveyancing in Norwood Green as I am faced with a deadline to sign on the dotted line within 3 weeks. A mortgage is not required. Can I escape the need for conveyancing searches to save money and time?
If.Given you are not getting a home loan you have the choice not to do searches although no conveyancer would suggest that you don't. With lots of history conveyancing in Norwood Green the following are instances of issues that can crop up and therefore impact future mortgageability: Enforcement Notices, Outstanding Charges, Outstanding Grants, Railway Schemes,...
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Norwood Green is the location of the property. Can you shed any light on this issue?
Flying freeholds in Norwood Green are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Norwood Green you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norwood Green may determine 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 premises.
Last November I purchased a leasehold flat in Norwood Green. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the proprietor of a two-bedroom flat in Norwood Green. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for the purchase of the freehold?
Absolutely. We can put you in touch with a Norwood Green conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Norwood Green flat is 6 Jessamine Road in August 2013. The Tribunals valuation (as annexed to the decision) calculated the amount payable as £18,355 for the freehold reversion This case related to 2 flats. The unexpired term was 72.39 years.