Can conveyancing in South Norwood to be done in less than a month?
In a situation where you are under a tight deadline for your conveyancing it is highly recommended that your lawyer is familiar with the location as they will make use of local contacts and knowledge. It is possible that they may have conducted previoushouses in the same road. Therefore consider using a South Norwood conveyancing firm. Second, ensure that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that 18% of South Norwood conveyancing deals are held up or derailed after finding out that a buyer’s conveyancer was not on their mortgage lender’s list of approved solicitors. This can often result in the legal transfer of property being delayed by almost 21 days. It is believed that this issue impacts approximately one hundred thousand home sales annually. Many South Norwood conveyancing practices can not represent certain mortgage companies so do check at the outset.
Do lenders provide you with an approved list of South Norwood conveyancing solicitors? How do you know who is on the Barclays conveyancing panel?
South Norwood conveyancing firms themselves provide us confirmation that they are on the Barclays conveyancing panel as opposed to being supplied with a list from Barclays directly.
Is it correct that all South Norwood CQS (Conveyancing Quality Scheme) solicitors are on the Coventry BS conveyancing list of approved solicitors?
Some major lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation 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 join their panels.
I am expecting a AIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any South Norwood solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint South Norwood solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I am selling my house. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being pedantic. The South Norwood solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
A colleague recommended that where I am purchasing in South Norwood I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your South Norwood conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about South Norwood around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the South Norwood Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning South Norwood.
How easy is it to transfer to a new conveyancer as I need to instruct one who is on the The Royal Bank of Scotland conveyancing panel. I hired a local conveyancing solicitor in South Norwood five minutes from me but the firm is not approved by The Royal Bank of Scotland
We will our best to assist in finding you a conveyancing solicitor in South Norwood on the The Royal Bank of Scotland panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in South Norwood. Using search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in South Norwood.
Am I best advised to use a South Norwood conveyancing lawyer based in the vicinity that I am buying? I have an old university friend who can conduct the legal formalities but they are based 300kilometers away.
The benefit of a high street South Norwood conveyancing firm is that you can pop in to execute documents, hand in your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and on the whole were happy that must trump using an unknown South Norwood conveyancing solicitor solely due to them being South Norwood based.