I am expecting a mortgage with Nat West. My intention is to use a Licensed Conveyancer in Norbiton. Does the Nat West Conveyancing panel exclude Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We wanted to use a property lawyer in Norbiton for our home move. Our broker informed us that our bank Birmingham Midshires won't deal with them. Why is this not regarded as unfair competition?
Banks ordinarily imposes restrictions either the category or the number of conveyancing firms on their panel. A common example of such criteria being that a firm must not be a sole practitioner. In addition to restricting the type of firm, a few lenders have limited the amount of firms they permit to act for them. You should note that Birmingham Midshires have no responsibility for the quality of advice provided by any member of Birmingham Midshires Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels a few years ago even though there remains differing views concerning the extent of solicitor engagement in some of that fraud. Statistics from the Land Registry indicate that plenty of law firms, including some in or near Norbiton only perform very few conveyances per annum.
We are purchasing a house in Norbiton. I might seem paranoid but how we can trust a conveyancer? At some point we will need to send funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I purchasing a victorian detached house in Norbiton. The intention is to carry out an extension to the side at the house.Will legal work on the property involve enquiries to see if these works were previously refused?
Your conveyancer will review the deeds as conveyancing in Norbiton can on occasion reveal restrictions in the title deeds which prevent categories of alterations or need the permission of another owner. Certain additions call for local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
I have a mortgage with Barclays for my property in Norbiton. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Barclays?
Your original mortgage agreement with Barclays will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. You need not do this via a Barclays conveyancing panel solicitor.
I understand that there are debates on Chancel Insurance on online forums. Do I need this when buying a residence in Norbiton? or I am told that there is a law dating back centuries that could mean that house owners living in a parish church boundary will be compelled to contribute towards repairs to the chancel within the church. Is this relevant for conveyancing in Norbiton?
Unless a prior acquisition of the house took place post 12 October 2013 you can take it that conveyancing practitioners carrying out conveyancing in Norbiton to continue to recommend a chancel search and or insurance against a claim.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, chain free conveyancing. Norbiton is the location of the property. Is there any guidance you can give?
Flying freeholds in Norbiton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Norbiton you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norbiton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.