My nephew is purchasing a new build apartment in Norbury with a home loan from Co-operative. His conveyancer has advised him of a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Co-operative conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Norbury so that I can pop in to their offices when needed.
As opposed to 12 years ago, the vast majority lenders no longer oblige their conveyancing panel lawyer to witness the mortgagors signature. It will still be necessary for you to hand over identification documents and there are still distinct benefits to instructing a locally based ayer, in your situation a conveyancing solicitor in Norbury.
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Norbury. Do I pick up the keys to the house on completion from my lawyer? If so, I will instruct a High Street conveyancing solicitor in Norbury?
On the day of completion you do not need to go to the conveyancers office in Norbury. Your solicitors will arrange to send the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you should be invited to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
Is it correct that all Norbury CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved firms?
Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
I have paid off my mortgage with Skipton. I assume I don't need a Norbury lawyer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I require expedited conveyancing in Norbury as I am faced with pressure to complete within one month. A home loan is not required. Is it possible to decline from having conveyancing searches to save money and time?
If.Given you are not taking a mortgage you have the choice not to do searches although no law firm would advise that you don't. With lots of history conveyancing in Norbury the following are examples of issues that can arise and therefore affect market value: Enforcement Actions, Overdue Charges, Overdue Grants, Unadopted Roads,...
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a quick, chain free conveyancing. Norbury is where the house is located. What do you suggest?
Flying freeholds in Norbury are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Norbury you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norbury may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In what way can the Landlord & Tenant Act 1954 impact my business property in Norbury and how can you help?
The 1954 Act affords security of tenure to commercial lessees, giving them the a statutory right to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act for protection and help with commercial conveyancing in Norbury