We are intending to acquire a 2 bedroom apartment in Norbiton with a mortgage. We have a Norbiton lawyer, but the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or retain our Norbiton conveyancing practitioner and pay for one of their panel firms to act for them. We consider that this is inequitable; can we not insist that the lender use our Norbiton conveyancer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Norbiton conveyancing lawyer to apply to be on the conveyancing panel.
We are planning to acquire a house and require a conveyancing solicitor in Norbiton who is on the UBS solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Norbiton.
I'm purchasing my first flat in Norbiton with a loan from Birmingham Midshires. The developers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not to tell my lawyer about the deal as it could put at risk my loan with Birmingham Midshires. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the will of my aunt I am selling a residence in Neath but live in Norbiton. My solicitor (approximately 235 kilometers awayrequires that I execute a stat dec prior to completion. Could you suggest a conveyancing solicitor in Norbiton who can witness this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are located in Norbiton
I inherited a second floor flat in Norbiton. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the premium due for a lease extension?
Most definitely. We are happy to put you in touch with a Norbiton conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Norbiton residence is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.
What makes a Norbiton lease unacceptable for security purposes?
Leasehold conveyancing in Norbiton is not unique. All leases are individual and drafting errors can sometimes mean that certain sections are not included. For example, if your lease is missing any of the following, it could be defective:
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A provision to repair to or maintain elements of the property
You may encounter a problem when selling your property if you have a defective lease as they can affect a potential buyer’s ability to obtain a mortgage. Nationwide Building Society, Virgin Money, and Alliance & Leicester all have express requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease does not cover certain provisions they may refuse to provide security, forcing the buyer to withdraw.
My partner and I have an offer in principle from Accord Mortgages Ltd who said we could borrow up to £218k. At what point do we need to appoint a solicitor for conveyancing? Norbiton is where we plan to move to.
You can instruct a lawyer now so that the property lawyer can open the file so they can do their AML checks etc. Once you wish them to commence work you will be asked for a deposit normally about £175. That would normally be after you have the loan offer from the lender and valuation back, but if you wish to speed the process you can get going sooner even though you may be risking some expense.