I had intended to instruct a conveyancing solicitor in South Norwood for our house move. Our broker has since advised us that our mortgage lenders Bank of Scotland won't deal with them. Why is this not regarded as unduly restrictive?
A mortgage company will direct that an approved solicitor act for it. You would be liable to meet the charges for this. Do use our database to select a solicitor to carry conveyancing in South Norwood on the Bank of Scotland approved list of solicitors.
Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in South Norwood. Do I collect the keys to the property on the completion date from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in South Norwood?
On the day of completion you do not need to go to the conveyancers office in South Norwood. Your solicitors will arrange to send the purchase money to the seller's lawyers, and once they have received this, you should be called to pick up the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
Can I be sure that the South Norwood conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in South Norwood getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor conducting your conveyancing.
The mortgage over my property is with TSB for my property in South Norwood. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform TSB?
Your original mortgage agreement with TSB will provide that you need their approval before renting your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. You need not do this via a TSB conveyancing panel solicitor.
Will my solicitor be asking questions regarding flooding as part of the conveyancing in South Norwood.
Flooding is a growing risk for lawyers dealing with homes in South Norwood. Some people will acquire a house in South Norwood, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to impart advice on flood risk, however there are a numerous checks that can be initiated by the purchaser or by their solicitors which should figure out the risks in South Norwood. The conventional set of information sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to find out whether the premises has suffered from flooding. If the property has been flooded in past and is not disclosed by the owner, then a buyer could bring a legal claim for losses as a result of such an misleading response. The purchaser’s lawyers will also order an enviro search. This should reveal whether there is any known flood risk. If so, more detailed inquiries will need to be made.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. South Norwood is where the house is located. What do you suggest?
Flying freeholds in South Norwood are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in South Norwood you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South Norwood may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What are your top tips when it comes to choosing a South Norwood conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a South Norwood conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you speak with two or three firms including non South Norwood conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
If they are not ALEP accredited then why not? How many lease extensions have they carried out in South Norwood in the last 12 months?
Having spent years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in South Norwood. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to judgment on the premium.
An example of a Lease Extension decision for a South Norwood flat is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case affected 1 flat. The unexpired lease term was 26.38 years.
What should I expect to pay for conveyancing in South Norwood?
The total sum levied for conveyancing in South Norwood may differ considerably from firm to firm. This makes it especially important that you find this out before you choose a lawyer. You should also consider asking a couple quotes.