If you had a top tip for selecting a conveyancing solicitor in South Norwood what would it be?
Do not opt for the cheapest South Norwood conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I can not fathom if my mortgage offer requires a lease extension. I have called into my local South Norwood bank branch on various occasions and was advised it wasn't an issue and they would lend. My South Norwood conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the lawyer is on the lender panel, she or he must comply with the Council of Mortgage Lenders’ Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being pedantic. The South Norwood solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am buying a house and the solicitor has raised the issue of Chancel Repair to which the property could be obligated to contribute to given it’s proximity to the area of such a church. She has suggested insurance. Is this strictly warranted for conveyancing in South Norwood
Unless a previous acquisition of the property completed post 12 October 2013 you may take it that solicitors conducting conveyancing in South Norwood to continue to propose a a chancel search and or chancel repair liability insurance.
The deeds to our property are lost. The lawyers who conducted the conveyancing in South Norwood 4 years ago are no longer around. Will I be able to sell the house?
You no longer need to hold title original deeds to establish that you are the owner of your registered land or property, as the Land Registry hold details of all registered land or property electronically.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. South Norwood is the location of the property. Can you offer any opinion?
Flying freeholds in South Norwood are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside South Norwood you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South Norwood may decide 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.
Should I be concerned about brokers that I am dealing with are recommending a nationwide conveyancing firm rather than a High Street South Norwood conveyancing company?
As with many professional services, often input from family and friends can be very helpful. Nevertheless there are numerous players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies might all put forward solicitors to retain. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there behind the scenes financial incentive behind the endorsement. You are free to choose your preferred lawyer. You need to be aware that most banks have an approved list of conveyancers you are obliged to use for the lender related work in your home move.
Can you provide any advice for leasehold conveyancing in South Norwood with the purpose of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in South Norwood can be avoided if you appoint lawyers as soon as your agents start marketing the property and ask them to collate the leasehold information which will be required by the buyers’ representatives. You believe that you know the number of years remaining on your lease but it would be advisable double-check by asking your conveyancers. A purchaser's lawyer will be unlikely to recommend their client to to exchange contracts if the lease term is under 75 years. It is therefore essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you hold a share in a the Management Company, you should ensure that you hold the original share document. Arranging a re-issued share certificate can be a time consuming formality and slows down many a South Norwood home move. Where a new share certificate is necessary, you should approach the company director and secretary or managing agents (if applicable) for this as soon as possible. If you have had conflict with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be warry about purchasing a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than ongoing.
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a South Norwood conveyancing firm to help?
You certainly can. We can put you in touch with a South Norwood conveyancing firm who can help.
An example of a Lease Extension case for a South Norwood property is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case related to 1 flat. The remaining number of years on the lease was 26.38 years.