How do I find the right lawyer who will provide a quality service for my conveyancing in Norbury?
First ask connections whom they would instruct.
Second, search the internet for conveyancing in Norbury. Call a couple or more firms from the list and ask them to forward you their conveyancing quote and discuss your needs with the solicitor who will handle your legal process beforemaking your choice.
Third is to use our search tool to help you find the right lawyers taking into account your personal expectations including location,speed, complications and who your intended lender is. Avoid the trap of appointing low cost conveyancing in Norbury
I currently have a mortgage with RBS for my property in Norbury. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?
You must advise RBS before letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel solicitor.
I am selling my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being a right pain. The Norbury solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
HSBC have agreed my mortgage in principle, my bid on a property in Norbury has been accepted, what are the next steps?
Your property agent will wish to know who your solicitors are (be sure the conveyancers are on the lender’s approved list). Call up HSBC or the broker and complete any outstanding paperwork. HSBC will instruct a valuer who will get in touch with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. HSBC will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Norbury.
Have purchased a a semi-detached house in Norbury , how long should it take for the Land Registry to register my proprietorship? My Norbury conveyancing solicitor has been very slow, so I want to check that my name is registered.
As far as conveyancing in Norbury registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can differ subject to the party submitting the application, whether there are errors and if the Land registry communicate with any 3rd parties. At present approximately 80% of such applications are fully dealt with in less than three weeks but some can be subject to protracted hold-ups. Registration is effected after the purchaser is living at the premises thus post completion formalities is not usually primary concern but if there is a degree of urgency associated with the registration then you or your solicitor must contact the land registry and explain the circumstances.
Due to the guidance of my in-laws I had a survey completed on a property in Norbury in advance of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. Our surveyor has said that some banks will not give a loan on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Halifax. If you call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Norbury. Conveyancing may be slightly more expensive based on your lender's requirements.
Is it simple use your search app to locate a conveyancing lawyer in Norbury on the panel for my bank?
First select a mortgage company such as Santander, Skipton Building Society or Barclays Direct then type in your location for example Norbury. Conveyancing organisations in Norbury and beyond should be shown.
I need to instruct a conveyancing solicitor for some conveyancing in Norbury. I have land on a site which appears to be the perfect offering If there is a chance to get all this stuff done via web that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?