I am selling my house in Upper Norwood. Will my lawyer need to be required to be on the Bank of Ireland conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Bank of Ireland conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.

I am assisting my niece sell her property in Upper Norwood. Will the solicitor arrange the energy performance certificate or do I organise this?

After the demise of HIPs, energy assessments was maintained a compulsory component of moving house. An energy assessment must be commissioned before the property is advertised. It is not as aspect of the sale process that solicitors ordinarily arrange. If you are instructing a Upper Norwood conveyancing practitioner they might help arrange energy assessments given their contacts with reputable local accredited person

A colleague advised me that in buying a property in Upper Norwood there could be a number of restrictions prohibiting external alterations to a property. Is this right?

There are a number of properties in Upper Norwood which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Upper Norwood should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Planning on purchasing a maisonette in Upper Norwood. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Upper Norwood conveyancer is on the TSB conveyancing panel.

I completed on my home on 12 July and the transaction details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Upper Norwood said it would be dealt with in a couple of weeks. Are transfers in Upper Norwood particularly slow to register?

As far as conveyancing in Upper Norwood registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can adjust subject to who lodges the application, whether it is in order and if the Land registry must send notices to any other parties. Currently roughly 80% of submission are fully addressed within two weeks but occasionally there can be longer delays. Registration takes place once the purchaser has moved in to the property therefore registration formalities is not always top priority but if there is a degree of urgency associated with the registration then you or your conveyancer can contact the land registry and explain the circumstances.

I am purchasing a new build house in Upper Norwood with a loan from Nationwide Building Society. The developers would not reduce the price so I negotiated £7000 of extras instead. The house builders rep advised me not inform my solicitor about this deal as it would jeopardize my mortgage with Nationwide Building Society. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer 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.

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At this site receive a conveyancing quote via a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Upper Norwood. Unlike many estate agents and many comparison sites we do not operate referral deals with solicitors. Some agents and online brokers 'recommend' solicitors who pay the most per referral, as opposed to the best value conveyancing in Upper Norwood