Can you clarify what the consequences are if my solicitor is expelled from the Skipton Solicitor panel ahead of completing my conveyancing in South Croydon?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My wife and I buying a 3 bedroom semi in South Croydon. Our aim is to an extension at the rear at the property.Will the conveyancing process include investigations to ascertain if these alterations were previously refused?
Your solicitor should check the deeds as conveyancing in South Croydon can sometimes identify restrictions in the title deeds which prohibit certain changes or require the consent of another owner. Some works call for local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
When it comes to mortgage companies such as Co-operative, do South Croydon solicitors face a fee to be on the conveyancing panel?
We are unaware of any bank fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
Can I be sure that the South Croydon conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in South Croydon getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer carrying out your transaction.
We are selling our property in South Croydon and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A high street South Croydon conveyancer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in South Croydon. We have lived in South Croydon for six years we know of no issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to 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)
My wife and I purchased a 4 bedroom Edwardian property in South Croydon. Conveyancing lawyer acted for me and Britannia. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the matching address. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in South Croydon and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with your conveyancing practitioner who conducted the work.
Just had an offer accepted on a new build flat in South Croydon. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in South Croydon
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
I am using a search engine for the words conveyancing in South Croydon it shows results of many conveyancersin the area. With so much choice what is the best way to find the right conveyancer for me?
The best method of choosing a suitable conveyancer is through a personal testimonial, so ask friends and those you trust who have bought a property in South Croydon or a local estate agent or financial adviser. Costs for conveyancing in South Croydon differ, so it's sensible to request a minimum of three estimates from different companies. Dont forget to clarify what costs in the quote includes.