Can you vouch for a Santander accepted West Norwood conveyancing lawyer finish our house move within 28 days? Would it be better to use a high street West Norwood practice or a factory type conveyancer?
We would be happy to suggest some excellent West Norwood conveyancing firms. You can also walk up the high street in West Norwood. Go in to some well established firms and ask to see a conveyancing solicitor for a costs illustration. Mention your requirements together with the reasons and get a commitment on your deadline. Choose the lawyer that you trust.
I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Does this mean I have to use their panel conveyancer as I would prefer to instruct a West Norwood based conveyancing firm?
You should check but the the probability is that give you one of their panel solicitors if you accept the "fee-free" deal. Contact the bank to explore if they offer you a cash alternative. Some banks have previously offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in West Norwood.
is it true that all West Norwood conveyancing solicitors on the HSBC conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the HSBC approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
We had chosen conveyancing lawyers locally in West Norwood on the Co-operative solicitor panel. They have just invoiced me a further charge for handling the Co-operative mortgage. Is this an additional conveyancing fee set by Co-operative?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. This fee is not dictated by Co-operative but by your West Norwood conveyancing practitioner. Numerous firms on the Co-operative panel will levy an ‘acting for lender’ fee but many firms incorporate it on their overall fee.
I am selling my apartment. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being difficult. The West Norwood solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring 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 decided to have a survey carried out on a house in West Norwood in advance of retaining conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend not give a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in West Norwood. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in West Norwood to see if the conveyancing costs will increase in light of this.
In my capacity as executor for the estate of my father I am disposing of a property in Neath but I am based in West Norwood. My lawyer (approximately 260 kilometers awayrequires that I execute a stat dec before completion. Can you recommend a conveyancing solicitor in West Norwood who can witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are based in West Norwood
Am in the process of buying my first home in West Norwood. Conveyancing practitioner already instructed. The broker pointed out that a survey is not necessary as the property was only constructed 22 years ago.
As the bare minimum you need a Home Buyer's Report. Given the property was built more than a decade ago the property will not come with a warranty, so you don't want to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report could suffice. They will highlight any apparent issues and suggest further investigation if relevant. If there are any indications of material issues seek a full Building Survey from the beginning.