Some advice if I may. My South Norwood conveyancer is advising me that he has toapply for South Norwood conveyancing searches becausethe firm are on the Santanderconveyancing panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out South Norwood conveyancing searches.
We are looking to buy a flat and require a conveyancing solicitor in South Norwood who is on the Virgin Money approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in South Norwood.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in South Norwood?
Two types of professional can do conveyancing in South Norwood namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that required to complete the disposal or purchase of property. They are both obliged to carry out South Norwood conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly conducted and that all requirements and procedures should be accurately taken.
A friend pointed out to me me that in purchasing a property in South Norwood there may be a number of restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in South Norwood which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in South Norwood should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being problematic. The South Norwood solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
Do I need to be wary that brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a local South Norwood conveyancing practice?
As with lots of service providers, often referrals from family and friends can be worth their weight in gold. Nevertheless there are lots of players in a conveyancing deal; estate agents, financial adviser and banks may put forward lawyers to instruct. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the recommendation. You are free to appoint your preferred conveyancer. You need to be aware that some banks specify a panel list of conveyancers you must use for the mortgage related work in your conveyancing.
We're first time buyers - had an offer accepted, but the agent has warned us that the seller will only go ahead if we use the agent's chosen lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a high street solicitor who is accustomed to conveyancing in South Norwood
We suspect that the owner is not behind this requirement. If they desire ‘a quick sale', taking such a hostile approach to a motivated buyer is likely to cause more damage than good. Bypass the agents and go straight to the sellers and explain that (a)you are genuine buyers (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you are going to use your preferred South Norwood conveyancing solicitors - not the ones that will provide the estate agent a commission or hit his conveyancing thresholds demanded by senior management.
My wife and I purchased a leasehold house in South Norwood. Conveyancing and Barclays mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in South Norwood who acted for me is not around. Do I pay?
First contact HMLR to make sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to incur the fees of a South Norwood conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a ground flat in South Norwood. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
Most certainly. We can put you in touch with a South Norwood conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a South Norwood residence 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 affected 1 flat. The unexpired term was 26.38 years.