I am obtaining a offer of a home loan from Lloyds. My intention is to employ the services of a Licensed Conveyancer in South Norwood. Does the Lloyds Conveyancing panel exclude Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
My uncle passed away six months ago and as sole heir and executor I was left the house in South Norwood. The house had a small mortgage left on it of around £8000. I want to have the title changed into my name whilst I re-mortgage to Kent Reliance, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Kent Reliance will insist on your using a conveyancer on the Kent Reliance conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Kent Reliance conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Kent Reliance mortgage is registered as a charge at the Land Registry.
I have justbeen informed that Arc property Solicitors have closed. They carried out my conveyancing in South Norwood for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of South Norwood conveyancing specialists.
Am I better off to appoint a South Norwood conveyancing solicitor in close proximity to the house I am purchasing? We have a good friend who can handle the legal formalities however his firm is located approximately 350kilometers drive away.
The benefit of a local South Norwood conveyancing firm is that you can pop in to execute paperwork, hand in your identification documents and apply pressure on them if necessary. Having local South Norwood know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and on the whole were impressed that must surpass using an unfamiliar South Norwood conveyancing solicitor just because they are round the corner.
Do you have any advice for leasehold conveyancing in South Norwood with the purpose of speeding up the sale process?
- A significant proportion of the delay in leasehold conveyancing in South Norwood can be bypassed where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold documentation which will be required by the buyers’ lawyers. If you have had any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be nervous about purchasing a property where a dispute is ongoing. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic as opposed to unresolved. If you hold a share in a the freehold, you should make sure that you have the original share certificate. Obtaining a new share certificate can be a time consuming formality and slows down many a South Norwood home move. Where a duplicate share certificate is needed, you should approach the company director and secretary or managing agents (where relevant) for this at the earliest opportunity. A minority of South Norwood leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you laid down wooden flooring? South Norwood leases often stipulate that internal structural changes or installing wooden flooring necessitate a licence issued by the Landlord acquiescing to such works. If you dont have the paperwork in place do not communicate with the landlord without contacting your conveyancer in advance.
I am the proprietor of a second floor flat in South Norwood. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?
You certainly can. We are happy to put you in touch with a South Norwood conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a South Norwood premises 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 term was 26.38 years.
I was told by my bank that their approved solicitors operate no sale no charge basis for conveyancing in South Norwood. I had a purchase abort yet the conveyancers have invoiced for search fees! They say the fees are independent!
By offering "no move no fee" South Norwood conveyancing lawyers are foregoing their charges for any work done. We must stress this is NOT an insurance scheme. you will still need to cover any costs that your lawyer has incurred for you such as South Norwood local authority checks