My husband and I are looking to purchase a home in Norris Green and are in fact using a Norris Green conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. The Royal Bank of Scotland have this morning contacted us to inform me that there is now an issue as our Norris Green conveyancer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with mortgage finance it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Norris Green lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
I have given 8 weeks notice to my existing landlord and must leave my let out flat in Norris Green by 24/6/2026. Conveyancing for my house purchase is progressing. How realistic is it to complete in six weeks as don't want to have to move into temporary accommodation?
The normal practice is not to serve notice on a rental until exchange of contracts has taken place. Assuming that you have not previously done so, contact to your lawyer and request that they apply pressure on the owners solicitors, try to a target completion date that all parties will aim towards
We see that you have a post code search directory identifying solicitors on the Coventry BS conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Norris Green?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Norris Green.
How can we know in advance if a Norris Green conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Norris Green getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your transaction.
We have agreed to purchase a house in Norris Green. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?
Given that your lender is Co-operative your lawyer must check the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Co-operative. The CML Handbook includes minimum specifications for solar panel roof-space leases, and solicitors are required to report to Co-operative where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties nationwide and is not restricted to Norris Green.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Norris Green solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Can you provide any top tips for leasehold conveyancing in Norris Green with the purpose of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Norris Green can be avoided where you get in touch lawyers the minute your agents start marketing the property and request that they start to put together the leasehold documentation which will be required by the buyers’ solicitors. If you hold a share in a the freehold, you should make sure that you hold the original share certificate. Organising a re-issued share certificate can be a lengthy process and frustrates many a Norris Green conveyancing deal. If a new share certificate is required, you should approach the company officers or managing agents (if applicable) for this at the earliest opportunity. If you have carried out any alterations to the property would they have required Landlord’s consent? Have you, for example laid down wooden flooring? Most leases in Norris Green state that internal structural changes or installing wooden flooring calls for a licence from the Landlord consenting to such works. If you fail to have the paperwork in place do not contact the landlord without contacting your lawyer in the first instance. Some Norris Green leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.
I invested in buying a 1st floor flat in Norris Green, conveyancing having been completed in 2010. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Norris Green with a long lease are worth £260,000. The ground rent is £45 per annum. The lease finishes on 21st October 2100
With only 74 years left to run the likely cost is going to range between £8,600 and £9,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
How much experience do your Norris Green conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Norris Green conveyancing lawyers help thousands of buyers move home every year and helped lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Norris Green conveyancers have worked on recent similar cases.