Is it the case that all South Norwood CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
It is true that some banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I had a mortgage agreed in principle with Principality. South Norwood conveyancing solicitors were selected. How long does it take for Principality to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Principality conducted the survey? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local South Norwood solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own South Norwood surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I note that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a residence in South Norwood? or Apparently there is an ancient law that means some homeowners living in a parish church boundary will be compelled to pay for maintenance to the chancel in proximity to the church. Is this suitable for conveyancing in South Norwood?
Unless a previous purchase of the property took place after 12 October 2013 you could assume that solicitors handling conveyancing in South Norwood to remain encouraging a chancel search and or chancel repair liability insurance.
I have recentlybeen informed that Arc property Solicitors have closed. They conducted my conveyancing in South Norwood for a purchase of a freehold house 9 months ago. How can I establish that my home is in my name in the name of the previous owner?
The easiest method to see if the property is registered to you, you can make 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.
How do I use the search tool to locate a conveyancing solicitor in South Norwood on the approved list for my mortgage?
First select a bank such as Santander, Leeds Building Society or Britannia then type in your location a common one being South Norwood. Conveyancing practices in South Norwood and across England and Wales will then be listed.
There are only Seventy years unexpired on my flat in South Norwood. I am keen to get lease extension but my freeholder is missing. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to demonstrate that you or your lawyers have done all that could be expected to track down the lessor. For most situations an enquiry agent would be useful to conduct investigations and to produce a report to be used as evidence that the landlord is indeed missing. It is wise to seek advice from a conveyancer both on proving the landlord’s absence and the application to the County Court overseeing South Norwood.
I am the registered owner of a ground floor flat in South Norwood. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
You certainly can. We can put you in touch with a South Norwood conveyancing firm who can help.
An example of a Lease Extension case 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 was in relation to 1 flat. The remaining number of years on the lease was 26.38 years.
Can you please clarify what my options are where my South Norwood conveyancing searches reveals adverse entries?
Normally, most adverse entries that arise in South Norwood conveyancing search results can be dealt with in advance of completion or indemnity insurance may be taken. You should remember that although you are buying the premises and might be content to live with the search results, your mortgage lender may not, and when all said and done they have the word say.