We see that you have a post code search directory listing law firms on the RBS conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Croydon?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Croydon.
Is it the case that all Croydon conveyancing solicitors on the Yorkshire BS conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be governed by the SRA. The majority of banks do permit licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
I'm in the process of looking at flats in Croydon and I am about to put in an offer. Should I already have a conveyancing practitioner in place at this stage? I intend to finance via a home loan with RBS.
It would be wise to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are obtaining a mortgage with RBS, make sure you remember to check that your lawyer is on the RBS conveyancing panel.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Croydon bank branch on numerous occasions and was told they are content with the situation and they will lend. My Croydon conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. Who do I believe?
Provided that the property lawyer is on the lender panel, she or he must comply with the Council of Mortgage Lenders’ Handbook provisions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Should our lawyer be raising questions about flooding during the conveyancing in Croydon.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Croydon. Some people will buy a property in Croydon, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a various searches that can be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in Croydon. The conventional set of completed inquiry forms supplied to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to determine whether the premises has suffered from flooding. In the event that the residence has been flooded in past and is not notified by the vendor, then a buyer may issue a compensation claim as a result of such an inaccurate reply. The buyer’s lawyers should also commission an environmental report. This will higlight if there is a recorded flood risk. If so, additional investigations will need to be made.
Despite weeks of looking the Title Certificate and documents to our property are lost. The conveyancers who conducted the conveyancing in Croydon 5 years ago are no longer around. What do I do?
Assuming you have a registered title the details of your proprietorship will be held by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, identify your property and secure current copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a certified duplicate of the Registered Lease and again, a copy can be retrieved for a small fee.
How can the Landlord & Tenant Act 1954 affect my commercial offices in Croydon and how can your lawyers assist?
The particular law that you refer to provides security of tenure to commercial lessees, granting the right to apply to court for a new lease and continue in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Croydon
I am looking for a conveyancing lawyer in Croydon for my home move. Is it possible to check a firm’s record with the legal regulator?
You can search for documented Solicitor Regulator Association (SRA) decisions arising from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes recorded call for training purposes.