My fiance and I are hoping to purchase a house in Norbury and have appointed a Norbury conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Accord Mortgages Ltd have this evening contacted us to advise us that there is now an issue as our Norbury solicitor is not on their conveyancing panel. What do we do from here?
When purchasing a property with mortgage finance it is conventional for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Norbury lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Do banks and building societies provide you with an approved list of Norbury conveyancing solicitors? How do you know who is on the Leeds Building Society conveyancing panel?
Norbury conveyancing firms themselves provide us confirmation that they are on the Leeds Building Society conveyancing panel as opposed to being supplied with a list from Leeds Building Society directly.
I am assisting my niece sell her flat in Norbury. Will the conveyancer arrange the energy assessment or it is for the seller to see to?
Following the abolition of Home Packs, energy performance certificates remained a required part of selling a property. An energy assessment must be commissioned before the property is advertised. This is not something that solicitors ordinarily arrange. Where you are instructing a Norbury conveyancing practitioner they may help arrange energy assessments given their contacts with long established local energy assessors
We are due to move home in May. Does my conveyancing solicitor call the removal company on the completion day. Incidentally, can you put forward a removal company in Norbury. Conveyancing firm was organised before I stumbled across your site.
On the day of completion you will need to collect the house keys from your property agent however this should only be done when the vendors lawyers advise the agent that they have the completion monies and the keys can be passed over. After that you should inform the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can help you find a conveyancing in Norbury or a solicitor that specialises in conveyancing in Norbury.
After what seems like an age I have had an offer on a flat in Norbury agreed to, the sellers do nevertheless have a tied purchase. The owners have offered on on an apartment, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have selected a local conveyancing solicitor in Norbury. What do I do now? At what point should I apply for the mortgage with Yorkshire BS?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Norbury conveyancing search charges, etc). The first thing to do is ensure that your conveyancer is on the Yorkshire BS conveyancing panel. As to the next stages this very much dictated by the specifics of your case, desire for this property and on the state of the market. During a rising market the majority of purchasers would apply for a home loan with Yorkshire BS and pay for the valuation and only if it comes back ok would they ask their conveyancer to move forward with searches.
As co-executor for the estate of my father I am selling a residence in Newport but reside in Norbury. My lawyer (approximately 200 miles from merequires that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in Norbury to attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are Norbury based
Do I cancel my mortgage payments with Principality as soon as a completion date for my home sale in Norbury has been agreed?
No, you should continue meeting any mortgage sums to Principality until the mortgage is repaid out of the proceeds of sale as part of your Norbury conveyancing.