Am I correct in assuming that the fact that my conveyancer in Upper Norwood is not on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Upper Norwood conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
My wife and I intend to remortgage our maisonette in Upper Norwood with Leeds Building Society. We have a son 18 who lives with us. Our solicitor has asked us to disclose any adults other than ourselves who reside at the property. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the property is repossessed. I have two concerns (1) Is this document specific to the Leeds Building Society conveyancing panel as he never had to sign this form when we purchased 5 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Leeds Building Society conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Leeds Building Society. This is solely used to protect Leeds Building Society if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Leeds Building Society had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
We are aiming to move house in July. Should my conveyancing solicitor update the removal company on the completion day. Incidentally, can you suggest a removal company in Upper Norwood. Conveyancing solicitor was organised prior to coming across this site.
On the day of completion you will need to pick up the keys from your property agent but this should only be done after the sellers lawyers confirm to the agent that they have the completion monies and the keys can be handed over. After that you can advise the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal organisation but can help you locate a residential property solicitor in Upper Norwood or a lawyer with expertise in conveyancing in Upper Norwood.
We previously selected conveyancing lawyers located in Upper Norwood on the Nottingham solicitor panel. They have just billed me a further amount for handling the Nottingham mortgage. Is this a supplemental conveyancing fee specified by Nottingham?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. The charge is not set by Nottingham but by your Upper Norwood conveyancing practitioner. Plenty of firms on the Nottingham panel will levy ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Upper Norwood solicitor on the Nottingham panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I am looking for a leasehold apartment up to £305k and identified one round the corner in Upper Norwood I like with open areas and station in the vicinity, however it only has 52 remaining years left on the lease. I can't really find anything else in Upper Norwood for this price, so just wondered if I would be making a mistake purchasing a short lease?
Should you need a home loan that many years will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this matter.
I am looking into buying my first house which is in Upper Norwood and I am already nervous. I couldn't find anything specific about Upper Norwood. Conveyancing will be needed in due course but do you know about the Upper Norwood area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Upper Norwood. In the meantime here are some basic statistics that we found
The conveyancers carrying out our conveyancing in Upper Norwood has forwarded documents to review that show the property is unregistered with epitome documents. How can it be that the property not registred at HMLR?
Over ninety percent of property in Upper Norwood is registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Upper Norwood conveyancing solicitors should be familiar with this type of conveyancing but if any uncertainty prevails the standard advice these days is for the vendor’s solicitor to register it first and then deal with the transfer to the buyer - this will have a domino effect to cause a drawn-out conveyancing.