Would the conveyancing practitioners to be found on your site carry out auction conveyancing in Norwood Green?
We know of a number of auction lawyers we can put you in touch with those who can conduct auction conveyancing. Norwood Green is one of our areas of in which our lawyers have offices.
I have paid off my mortgage with Virgin Money. I assume I don't need a Norwood Green solicitor on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in Norwood Green. My financial adviser suggested a property lawyer. I paid an on account payment of £150. Soon after, the lawyer called me to say that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my flat. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Aldermore are being problematic. The Norwood Green solicitor who is on the Aldermore conveyancing panel is recommending indemnity insurance as a solution but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
How does conveyancing in Norwood Green differ for newly converted properties?
Most buyers of new build residence in Norwood Green come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Norwood Green usually acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Norwood Green or who has acted in the same development.
Is it best to use a Norwood Green conveyancing solicitor based in the vicinity that I am buying? An old friend can carry out the conveyancing but they are based 300kilometers drive away.
The primary upside of using a local Norwood Green conveyancing practice is that you can attend the office to execute documents, present your identification documents and apply pressure on them where appropriate. They will also have local intelligence which is a plus. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and they were content that should trump using an unknown Norwood Green conveyancing solicitor solely due to them being based in the area.
I am looking at a couple of apartments in Norwood Green which have in the region of forty five years left on the leases. Will this present a problem?
A lease is a right to use the premises for a period of time. As the lease gets shorter the value of the lease deteriorates and it becomes more costly to extend the lease. This is why it is advisable to extend the lease term. More often than not it is difficult to sell a property with a short lease as mortgage lenders less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We recommend you seek professional help from a solicitor and surveyor with experience in this area.
Following years of dialogue we simply can't 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?
Most definitely. We are happy to put you in touch with a Norwood Green conveyancing firm who can help.
An example of a Freehold Enfranchisement case 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 was in relation to 2 flats. The unexpired lease term was 72.39 years.
Our conveyancer in Norwood Green has uncovered a defect with the lease for the flat we are purchasing in Norwood Green. The other side have put forward defective title insurance as a workaround. We are content with insurance and will pay for it. Our lawyer has advised that as he is on the lender conveyancing panel he must ensure that the lender is happy with this solution. Are we the client or is the lender?
Just because you have a mortgage offer from the bank does not mean to say that the property will be meet their requirements for the purposes of a mortgage. Your Norwood Green conveyancing lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook Requirements. You and the lender are the client. These conveyancing instructions have to be complied with by the mortgage company conveyancing panel who has to balance acting for you and the lender