Are you able to suggest a TSB sanctioned Norbury conveyancing practice who can have us moved in within two weeks? Am I best advised to go for a high street Norbury solicitor or a factory type firm?

We can recommend some very good Norbury conveyancing firms. You can also walk up the high street in Norbury. Approach some well established law practices and ask to speak with a conveyancing solicitor for a costs illustration. Explain your deadline together with your reasons and get an assurance on your deadline. Choose the lawyer that genuine.

Will my solicitor be making enquiries concerning flooding as part of the conveyancing in Norbury.

Flooding is a growing risk for conveyancers specialising in conveyancing in Norbury. Some people will buy a property in Norbury, fully aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, but there are a numerous checks that can be initiated by the buyer or by their lawyers which can figure out the risks in Norbury. The conventional set of property information forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to determine whether the property has ever been flooded. In the event that flooding has previously occurred and is not notified by the seller, then a buyer could issue a claim for damages stemming from an misleading reply. A purchaser’s conveyancers may also commission an enviro report. This should disclose whether there is any known flood risk. If so, further inquiries will need to be carried out.

I opted to have a survey carried out on a property in Norbury ahead of instructing conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some lenders may not issue a mortgage on this type of property.

It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you contact us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Norbury. Conveyancing will be smoother if you use a solicitor in Norbury especially if they are accustomed to such properties in Norbury.

Am I better off to instruct a Norbury conveyancing lawyer who is local to the property I am purchasing? I have an old university friend who can deal with the legal work but her office is approximately 350miles away.

The benefit of a high street Norbury conveyancing firm is that you can pop in to execute paperwork, hand in your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a bonus. However it's more important to get someone that will pull out all the stops for you. If other friends have used your friend and on the whole were impressed that must outweigh using an unknown Norbury conveyancing lawyer solely due to them being Norbury based.

I own a leasehold flat in Norbury. Conveyancing was finished in 2011. I have heard that I should not allow the lease length get too low. What is the reasoning?

Norbury leasehold properties are for a fixed term - often just under one hundred years when they commenced. However a significant flats in Norbury were built or converted 30 or more years ago and so these leases now have less than 80 years remaining. This may seem like plenty of time however Banks, Building Societies and other mortgage institutions on the whole need leases to have at least seventy five years left to adequate security. Accordingly when you come to sell the property you will need a lease extension if you are approaching eighty years. To optimize the saleability of your property you should be considering whether to extend your lease well in advance of selling the property. There are also advantages to taking action before the lease hits 80 years as when the lease is less than 80 years the amount to be paid to extend starts to escalate.