I am obtaining a offer of a home loan from Lloyds. I would like to instruct a Licensed Conveyancer in West Norwood. Does the Lloyds Solicitor panel include conveyancers regulated by the CLC?

The Lloyds approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Why do I have to pay up front when it comes to conveyancing in West Norwood?

If you are buying a property in West Norwood your solicitor will ask you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the deposit is as part of the total price then this should be required shortly ahead of exchange of contracts. Any further balance that is needed should be sent to your lawyer shortly before completion.

The deeds to my house can not be found. The conveyancers who dealt with the conveyancing in West Norwood 10 years ago are no longer around. Will I be able to sell the house?

You no longer need to hold title official documentation to evidence that you own the land or property, as the Land Registry have everything they need in a digital format.

We're FTB’s - agreed a price, yet the property agent informed us that the vendor will only go ahead if we instruct their preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in West Norwood

It is unlikely the vendors are driving this. If they want ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Speak to the vendors direct and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to instruct your own,trusted West Norwood conveyancing lawyers - not the ones that will provide the estate agent a referral fee or achieve conveyancing figures demanded by HQ.

I own a leasehold flat in West Norwood. Conveyancing and Leeds Building Society mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in West Norwood who acted for me is not around. Any advice?

First contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a West Norwood conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Having spent months of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in West Norwood. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

if there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to decide the price.

An example of a Freehold Enfranchisement case for a West Norwood flat is 172 Knollys Road in February 2012. On 13 September 2011 District Judge Guinan made a vesting order and the proceedings were transferred to the tribunal for the purpose of assessing the premium which was subsequently calculated to be £24,003 This case related to 4 flats. The unexpired term as at the valuation date was 98.28 for 3 flats other than the garden flat which had 66.04 years remaining.