We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would much rather appoint a Norwich based conveyancing firm?
You should check but the the probability is that allocate you one of their panel solicitors should you take up the "fee-free" deal. Contact the mortgage company to check if they make available a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Norwich.
Are all Norwich Conveyancing Quality Solicitors on the Barclays conveyancing list of approved solicitors?
It is true that some banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
When it comes to mortgage companies such as Kent Reliance, do Norwich property lawyers face an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to register on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nottingham are being a right pain. The Norwich solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
As co-executor for the will of my father I am selling a property in Neath but I am based in Norwich. My conveyancer (based 300 miles awayrequires that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Norwich to attest this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Norwich based
Last May I purchased a leasehold property in Norwich. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Norwich - Sample of Queries Prior to Purchasing
Generally speaking the outlay for major works are not wrapped into the maintenance charges, albeit that some managing agents in Norwich ask leaseholders to pay into a sinking fund and this is used to offset against major works. The answer will be important as a) areas may result in problems in the building as the common areas may start to deteriorate where repairs are not paid for b) if the tenants have an issue with the running of the building you will need to have all the details How many of the leaseholders are in arrears for their maintenance charge payments?
What are the compelling benefits to selecting a high street property lawyer in Norwich
Home movers in Norwich select a local lawyer so that they can visit in the event that they have concerns, and to collect mortgage deeds without using the post.
There is a marginal edge in opting for a conveyancer nearby to the premises you are planning to purchase, due to the familiarity of the region and possible local concerns - however this is debatable. The majority of conveyancers are now online and could be practically anywhere.