Is the fact that my solicitor in Croydon is not identified on my mortgage company's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Croydon conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We are purchasing a newly constructed apartment in Croydon and my solicitor is advising me that she is duty bound to the lender to reveal incentives from the builder. The Estate Agents are hassling me to exchange and my preference is not to prolong deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your lawyer. A precondition to being on a mortgage company 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.
Is it correct that all Croydon CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
It is true that some lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
We have a mortgage agreed in principle with Bank of Ireland. Croydon conveyancing lawyers are chosen. What is the average time that one could expect to receive a mortgage offer from Bank of Ireland?
There is no definitive answer here. Have Bank of Ireland conducted the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We were going to get a OIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Croydon solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Croydon solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I purchased my flat on 8 October and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Croydon advises it will be formalised inside ten days. Are titles in Croydon uniquely lengthy to register?
As far as conveyancing in Croydon registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can differ according to who lodges the application, whether there are errors and if the Land registry must send notices to any third parties. Currently roughly 80% of submission are completed within two weeks but occasionally there can be longer hold-ups. Registration takes place after the new owner is living at the property so 'speed' is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for the application to be prioritised.
Is it best to instruct a Croydon conveyancing lawyer based in the area that I am purchasing? I have an old university friend who can deal with the conveyancing however his firm is located 300miles drive away.
The benefit of a high street Croydon conveyancing practice is that you can pop in to execute paperwork, present your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and the majority were happy that must outweigh using an unfamiliar Croydon conveyancing lawyer just because they are based in the area.
I am intending to let out my leasehold apartment in Croydon. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Notwithstanding that your last Croydon conveyancing lawyer is not around you can check your lease to check if you are permitted to let out the property. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you are obliged to seek consent via your landlord or other appropriate person in advance of subletting. The net result is you not allowed to sublet without first obtaining consent. Such consent must not not be unreasonably turned down. If the lease does not allow you to sublet you should ask your landlord for their consent.
Having spent years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Croydon. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to make a decision on the price.
An example of a Freehold Enfranchisement decision for a Croydon property is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case was in relation to 4 flats. The unexpired lease term was 98 years.