Is the fact that my conveyancer in Norwood Green is not on my bank's solicitor panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Norwood Green conveyancing practice and enquire why they are no longer on the approved list for your bank.
Finally the sale completed on my house in Norwood Green last October but our buyer keeps e-mailing daily complaining that their solicitor is waiting to hear from mysolicitor. What should my lawyer have done following completion?
Following your house sale your conveyancer is obliged to forward the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Depending on the transaction, your conveyancer should also confirm that the home loan has been discharged to the purchasers conveyancers. There is unlikely to be post completion requirements unique to conveyancing in Norwood Green.
Please help - my lawyer advises that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Norwood Green?
The appropriate level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Nationwide Building Society and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
We were going to get a OIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Norwood Green solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Norwood Green solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
Completion of my purchase has taken place for my property in Norwood Green. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Just had an offer accepted on a new build flat in Norwood Green. Conveyancing is daunting 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 questions that you may expect your new-build leasehold conveyancing in Norwood Green
If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants.
I am 3 weeks into a freehold purchase having been recommend to a firm by the selling agent to carry out the conveyancing in Norwood Green. I am not happy. Could you help me find new lawyers?
A conveyancer would need to be very poor to suggest diss instructing them. Has the loan offer been issued? In the event that it has you will need to inform them of the new contact details and ensure the mortgage documents are re-sent. Your new conveyancer should be on the banks approved list to avoid added charges and frustration. That should be your starting point. Our find a solicitor tool will assist you in finding a lender approved conveyancer for your conveyancing in Norwood Green
Is it the case that all Norwood Green law firms on every bank conveyancing panel?
You can use our search tool or you can pop into your local bank branch in Norwood Green. the probability is that they will be in a position to recommend some reputable conveyancing solicitors in Norwood Green