We are purchasing a property and need a conveyancing solicitor in Norbury who is on the Principality solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Norbury.
I am purchasing a new build flat in Norbury. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Norbury you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Norbury.
Is it the case that all Norbury solicitor practices on the Barclays conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Barclays conveyancing panel they would need to be overseen by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such firms would be overseen by the CLC.
We previously instructed conveyancers located in Norbury on the RBS solicitor approved list. They have just invoiced me a separate amount for dealing with the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your solicitor can levy a fee for this. The charge is not dictated by RBS but by your Norbury lawyer. Plenty of firms on the RBS panel will levy ’dealing with mortgage’ fee and others do not.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Norbury building society branch on numerous occasions and was told it wasn't a problem and they will lend. My Norbury conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend in accordance with their published requirements. Who do I believe?
The lawyer must comply with the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
It has been 4 months since my purchase conveyancing in Norbury concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build house in Norbury with a mortgage from Coventry Building Society. The builders would not budge the amount so I negotiated 6k of fixtures and fittings instead. The sale representative told me not disclose to my conveyancer about the extras as it could impact my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Can I discover who owns a property in Norbury?
As long as the premises is recorded at HM Land Registry, and you have enough specifics of the location of the property, you will be able to see details from the HM Land Registry of the registered proprietor for a for less than a fiver.