Is there a reason to instruct a Norbury conveyancing practice when web based conveyancers are easier on the wallet?
To take your time to find scrutinise conveyancing costs in Norbury and you should seek an affordable fee calculation but don’t be focused with looking for the lowest priced Norbury conveyancer. Identifying the right conveyancer can be the difference between a seamless and a frustrating house move. You need to ensure that you have expert advice from an experienced conveyancer. Emails can't be as helpful as a telephone conversation and can never replicate a one to one appointment. The firms that we work with will find you a qualified and experienced conveyancing solicitor that will deal with your conveyancing from from the outset to completion, providing a level of personalised service that you are unlikely to received from an web based conveyancer. He or She will inform you on any developments making sure that you are ensuring that you are updated at regular intervals. If you ever need to phone the office you will be sure who you need to speak to and we'll ensure you are in the know.
We note that you have a post code search directory identifying law firms on the Bank of Ireland conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Norbury?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Norbury.
We were going to get a AIP from Santander 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 Santander recommend any Norbury solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Norbury solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Norbury conveyancing practitioner on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I recently had an offer accepted on a house in Norbury. My mortgage broker pressured me to appoint their conveyancer. I paid an on account payment of £200. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I got the keys to my apartment on 1 September and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Norbury said it will be concluded in less than a month. Are properties in Norbury particularly slow to register?
There is nothing unique when it comes to conveyancing in Norbury registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and if the Land registry communicate with any other persons or bodies. Currently in the region of 80% of submission are completed within two weeks but occasionally there can be longer delays. Historically registration is effected after the new owner has moved in to the premises therefore an expedited registration is not typically top priority yet where there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.
I'm purchasing a new build house in Norbury with a loan from Bank of Scotland. The builders would not move on the price so I negotiated 6k of extras instead. The property agent advised me not inform my lawyer about the deal as it would affect my loan with Bank of Scotland. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I have been told by various friends to expect 6-8 weeks for Norbury conveyancing to complete.This was four weeks ago. The property information was only sent to my property lawyer yesterday so now does it countdown?
There is no definitive time frame for conveyancing in Norbury. Conveyancing is subject to too much unpredictabilities. Norbury conveyancing searches alone may take some weeks before they are received.