I am expecting a mortgage offer from Santander. My intention is to employ the services of a Licensed Conveyancer in Norbury. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Can you clarify what the consequences are if my solicitor is expelled from the Santander Conveyancing panel ahead of completing my conveyancing in Norbury?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am planning on selling our house in Norbury and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Norbury lawyer would know this is not the case. For the life of me I don't know why the purchasers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Norbury. Having lived in Norbury for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I have recentlybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Norbury for a purchase of a leasehold flat 12 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The quickest way to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Norbury conveyancing specialists.
I am buying a new build apartment in Norbury. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Norbury
Please confirm the Lease plans are surveyor prepared. Please supply a car parking plan. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I'm remortgaging my primary home to a buy to let loan with Lloyds TSB Bank and I will use the ballance of the raised equity as a deposit on further property. The area we are talking about is Norbury. Will your lawyers be able to act for both sets of lenders and tie in the transactions?
Make use of our comparison tool on this site to check that the lawyers are approved by both lenders. Assuming that they are the solicitor will be able to simultaneously deal with the two conveyancing matters but you should have a chat with you solicitor and communicate your desired outcome and requirements.