Am I correct in assuming that the fact that my solicitor in Norwood Green is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is most likely an incorrect assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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. If you are concerned you should simply call the Norwood Green conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
The Norwood Green conveyancing firm handling our Norwood Green conveyancing has discovered a discrepancy between the assumptions in the home valuation survey and what is revealed within the legal papers for the property. My solicitor informs me that he needs to ensure that the bank is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach legitimate?
Your solicitor must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Our lender has recommended a law firm on their panel based in Norwood Green but I would rather use a conveyancing lawyer in Norwood Green round the corner to me. Can you assist?
Far from all Norwood Green conveyancing solicitors are listed all lender’s conveyancing panel. Please make the most of our find an approved solicitor tool to find a Norwood Green conveyancing solicitor on the on the mortgage company panel.
Do commercial conveyancing searches disclose planned roadworks that could impact a commercial land in Norwood Green?
Many commercial conveyancing solicitors in Norwood Green will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Norwood Green. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Norwood Green.
For each commercial conveyancing transaction in Norwood Green it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Norwood Green commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Norwood Green.
Given that I will soon part with £400,000 on 3 bedroom house in Norwood Green I would like to talk to a solicitor regarding thetransaction in advance of instructing the firm. Can this be arranged?
We could not agree more - we would be happy to talk to you we do not take any clients on without you liaising with the conveyancer who will be carrying out your conveyancing in Norwood Green.There is no ‘factory style conveyancing’ - each client is unique person, not a case reference. The practices that we put you in touch with believe that the figure you are provided with for residential conveyancing in Norwood Green should be the figure that you are charged.
I am in need of some leasehold conveyancing in Norwood Green. Before I get started I would like to find out the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Norwood Green - 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.
Following years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Norwood Green. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the price.
An example of a Freehold Enfranchisement decision for a Norwood Green property is 6 Jessamine Road in August 2013. The Tribunals valuation (as annexed to the decision) calculated the amount payable as £18,355 for the freehold reversion This case related to 2 flats. The unexpired lease term was 72.39 years.