My wife and I are acquiring a brand new flat in West Norwood and my solicitor is telling me that she is duty bound to the bank to reveal incentives from the seller. I am under pressure to exchange and I have no desire to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
When can the exchange of contracts take place for residential conveyancing in West Norwood and am I required to be at the solicitors office?
Where you are local to our conveyancing solicitors in West Norwood you are welcome to come in to sign contracts. However, the lender approved solicitors we recommend offer countrywide coverage for conveyancing and give as equally comprehensive and professional a job for you when dealing with you digitally. The signing of the contract is not the important part. A signed contract simply enables the conveyancer to exchange contracts at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in West Norwood)to be in the office at the appropriate time.
What is the best way to check that the solicitor carrying out my conveyancing in West Norwood is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Alliance & Leicester thus paying £187.00 plus VAT in supplemental conveyancing costs.
Feel free to make the most of the find a conveyancing panel solicitor tool on this site. Please choose the mortgage company and type ‘West Norwood’ or your location and you will be presented with a number of lawyer offices in West Norwood or nearest you.
I used Action Conveyancing a few years past for my conveyancing in West Norwood. Now, I need the files however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in West Norwood of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am looking for a leasehold apartment up to £305k and identified one near me in West Norwood I like with a park and railway links nearby, the downside is that it's only got 52 years unexpired on the lease. I can't really find anything else in West Norwood in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage that many years will likely be problematic. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor concerning this.
I only have 62 years unexpired on my lease in West Norwood. I now want to get lease extension but my landlord is missing. What are my options?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you have made all reasonable attempts to locate the landlord. For most situations an enquiry agent may be helpful to conduct investigations and prepare a report to be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a conveyancer in relation to investigating the landlord’s absence and the application to the County Court covering West Norwood.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a West Norwood conveyancing firm to represent me?
Most certainly. We are happy to put you in touch with a West Norwood conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a West Norwood flat 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 was in relation to 4 flats. The unexpired term as at the valuation date was 98.28 for 3 flats other than the garden flat which had 66.04 years remaining.