I am expecting a mortgage with Nat West. I would like to retain the legal services of a Licensed Conveyancer in Norfolk. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My husband and I are buying a newbuild flat in Norfolk with a mortgage from Chelsea Building Society.We like our Norfolk conveyancing practitioner but Chelsea Building Society says his firm is not on their "panel". We have to appoint a Chelsea Building Society panel lawyer or retain our high street solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage issued to you contains terms and conditions, one of which will be that conveyancers needs to be on the Chelsea Building Society conveyancing panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Chelsea Building Society
I am intent on selling our home in Norfolk and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local 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 outfit as opposed to a conveyancing solicitor in Norfolk. We have lived in Norfolk for six years we know that this is a non issue. Should we get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to check with 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 life insurance to cover that same sickness)
About to purchase a new build apartment in Norfolk. 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 conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Norfolk
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Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
I am looking for a ground for flat up to £195,000 and found one round the corner in Norfolk I like with a park and transport links nearby, however it's only got 61 years on the lease. There is not much else in Norfolk for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage the shortness of the lease will be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
We are about to buying a house in Norfolk. Conveyancing is not over but we wish to have our purchase price private from the likes of Nestoria. Is this achievable and how?
HMLR by statute are obliged to disclose price paid information on a register of the title for residential properties countrywide which includes properties in Norfolk. The Title Register is a public document, so HMLR would be breaking the law excluded specific homes such as the one in Norfolk.
In essence you can ask HM Land Registry to withhold the amount paid entry but the response would be in the negative.