When it comes to mortgage companies such as Coventry BS, do Upper Norwood property lawyers face an annual charge to be on the list of approved solicitors?

We are unaware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Upper Norwood building society branch on numerous occasions and was told it wasn't a problem and they will lend. My Upper Norwood conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend in accordance with their specific requirements. I have no idea who is right.

Provided that the conveyancing practitioner is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the 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.

RBS have agreed my mortgage in principle, my bid on a flat in Upper Norwood has been accepted, now what?

Your estate agent will want to be informed of your lawyer's details (ensure that the lawyers are on the bank’s panel). Contact RBS or the financial adviser and finish off any appropriate documentation. RBS will sellect a valuer who will get in touch with the selling agent or vendor to schedule a slot for the valuation to take place. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. RBS will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Upper Norwood.

Is it necessary to take out insurance to cover chancel repairs when acquiring a house in Upper Norwood?

Unless a prior purchase of the house took place after 12 October 2013 you could take it that lawyers delivering conveyancing in Upper Norwood to remain encouraging a chancel search and or insurance against a claim.

Me and my brother purchased a semi-detached Edwardian house in Upper Norwood. Conveyancing practitioner acted for me and Barnsley Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, another for leasehold under the matching address. If a house is not a freehold shouldn't I have been informed?

You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Upper Norwood and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing practitioner who conducted the work.

Just had an offer accepted on a new build flat in Upper Norwood. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Upper Norwood

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry.

My a dozen years ago. He has got married, divorced and in recent months got married again. He will be marketing the flat in a couple of months. I believe he will simply be requested to supply copies of his marriage certificates to the conveyancing practitioner however he is anxious it will hold up the home sale. Is it worth updating the Land Registry documents for the property?

It is not absolutely necessary to bring up to date the register providing you have the evidence required to show how the name change has come about.

Any buyer’s lawyer should examine the registered information and require evidence to establish the name change for example marriage certificates.