Unfortunately I am unable to travel far from Norwood Green. I would like to know the reason why all Norwood Green solicitors are not on all bank panels?
Pre- 2008 most banks exhibited an approach to risk which is different than today. The Financial Services Authority in 2010 conducted a thematic review into fraud which concluded: know the solicitors on your panel. Consequently, lenders have subsequently requiredmore information from law firms about their operations and the individuals employed by them and set certain criteria such as completing a minimum volume of transactions. Hundreds of firms have been excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum amount of transactions the mortgage companies required.
AssumingI was to buy a freehold homein Norwood Green for cash and have no survey and no local authority searches how much could I expect to to save on my conveyancing in Norwood Green?
Any savings you would make would be limited to the costs for searches. A lawyer is required to do the vast majority of work - money laundering, liaising with your vendors property lawyer, stamp duty return, register the property etc. A slight saving might be made by not needing to register a mortgage however it won't be a lot.
We wanted to use a property lawyer in Norwood Green for our house move. Our broker has since advised us that our mortgage lenders Platform Home Loans Ltd won't deal with them. Surely this is unduly restrictive?
A bank can direct that an approved conveyancer act for it. You would be liable to meet the charges for this. Do use our search facility to choose a solicitor to carry conveyancing in Norwood Green on the Platform Home Loans Ltd approved list of solicitors.
I just acquired a property at auction in Norwood Green. Conveyancing is necessary. What is next?
Now that you have exchanged you will need to retain a conveyancing solicitor as a matter of priority as you now have a pending deadline in which to complete the property. All auction property should have an associated legal set of papers. This should include most,if not all of the documents that your solicitor will need. If you have purchased leasehold premises the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You must pass this on to the conveyancer instructed by you as soon as possible. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
Is it the case that all Norwood Green solicitors on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the HSBC approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do allow licenced conveyancers on their panel and in such a situation the practice would be overseen by the Council of Licensed Conveyancers.
I have decided to exercise my right to buy my property in Norwood Green off the council. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
We are selling our home in Norwood Green and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Norwood Green conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used an internet conveyancing firm rather than a conveyancing solicitor in Norwood Green. Having lived in Norwood Green for many years we know of no issue. Do we contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Are there any apps to assist me to identify a Norwood Green solicitor on the Leeds Building Society conveyancing panel? I have a car and am prepared to travel upto 20miles to meet the lawyer.
You can use the search on this website. Please select a lender and your location and you will see a number of Norwood Green conveyancing lawyers located nearest you. We have detailed some Norwood Green conveyancing firms at the bottom of this page and you can telephone them to verify whether they are on the Leeds Building Society panel