Are the Norwood conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?
Norwood conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
We previously instructed solicitors located in Norwood on the Aldermore solicitor panel. They have just billed me a further charge for dealing with the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
Provided it is contained in their Terms of Engagement or Quote then yes your lawyer may levy a fee for this. This fee is not set by Aldermore but by your Norwood property lawyer. Plenty of firms on the Aldermore panel will levy an ‘acting for lender’ fee and others do not.
I am currently in the process of buying my council flat in Norwood. I have a mortgage offer with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I am selling my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being difficult. The Norwood solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
My relative suggested that where I am buying in Norwood I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Norwood conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Norwood around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Norwood Education with plans and statistics, Local Amenities and other useful information about Norwood.
I am looking for a flat up to £195,000 and found one round the corner in Norwood I like with open areas and railway links nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in Norwood for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan the remaining unexpired lease term may be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
Given that I am about to spend 450k on a house in Norwood I wish to talk to a conveyancer regarding thehouse move ahead of giving the go ahead to the firm. Can this be arranged?
Absolutely - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor who will be conducting your conveyancing in Norwood.There is no ‘factory style conveyancing’ - every client is an important person, not a matter number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Norwood should be the amount on the final invoice that you are charged.
I am in need of some leasehold conveyancing in Norwood. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and most are in Norwood - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a ground floor flat in Norwood, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Norwood with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease finishes on 21st October 2084
With just 63 years remaining on your lease we estimate the price of your lease extension to be between £16,200 and £18,600 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.