My fiance and I intend to purchase a purpose built flat in West Norwood with a residential mortgage from Clydesdale.We like our West Norwood conveyancing lawyer but Clydesdale informed us she’s not listed on their "panel". We have to appoint a Clydesdale panel lawyer or keep our preferred solicitor and pay for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
No, not really. The home loan issued to you contains terms and conditions, one of which will be that conveyancers needs to be on the Clydesdale conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Clydesdale
The estate agent has sent us the confirmation of our purchase of a new build apartment in West Norwood. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in West Norwood
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I am a sole trader planning to lease a unit on a shopping parade. Can you recommend solicitors offering fixed costs for non-domestic conveyancing in West Norwood for less than 1500k?
We are happy to recommend firms who have well rounded knowledge of commercial conveyancing in West Norwood, including the disposal and acquisition of businesses as well as simply premises. Whether you are intending to purchase or sell a shop, pub, restaurant, office, retail premises or a whole business we can find you the right lawyer. As for the charges these will vary based on the structure and terms of the proposed transaction. Let us have your details or email us so that we may supply you with a detailed commercial conveyancing calculation.
As co-executor for the estate of my uncle I am selling a property in Cardiff but reside in West Norwood. My conveyancer (who is 260 miles awayrequires that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in West Norwood to witness and place their company stamp on the document?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are based in West Norwood
I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a West Norwood conveyancing firm to act on my behalf?
Where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Freehold Enfranchisement matter before the tribunal for a West Norwood premises is 172 Knollys Road in February 2012. On 13 September 2011 District Judge Guinan made a vesting order and the proceedings were transferred to the tribunal for the purpose of assessing the premium which was subsequently calculated to be £24,003 This case affected 4 flats. The unexpired residue of the current lease was 98.28 for 3 flats other than the garden flat which had 66.04 years remaining.
What makes a West Norwood lease unmortgageable?
Leasehold conveyancing in West Norwood is not unique. Most leases are individual and drafting errors can sometimes mean that certain sections are wrong. For example, if your lease is missing any of the following, it could be defective:
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Insurance obligations
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Santander, The Mortgage Works, and Alliance & Leicester all have very detailed requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.
I need to switch lawyers as my West Norwood lawyer is not on the lender's approved list of conveyancing solicitors. How simple is it to change conveyancer?
In the event that you have not formally appointed a conveyancer to commence the conveyancing and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in West Norwood that you're thinking of instructing.