Do banks and building societies provide you with an approved list of Norwood Green conveyancing solicitors? How do you know who is on the Yorkshire BS conveyancing panel?

Norwood Green conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.

When it comes to mortgage companies such as Virgin Money, do Norwood Green conveyancers incur a yearly amount to be on the conveyancing panel?

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

I am selling my flat. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being a right pain. The Norwood Green solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Kent Reliance have agreed my mortgage in principle, my bid on a house in Norwood Green has been accepted, what are the next steps?

Your estate agent will wish to be advised as to your conveyancer's details (be sure the conveyancing practitioners are on the lender’s panel). Telephone Kent Reliance or your financial adviser and finalise any outstanding paperwork. Kent Reliance will instruct a valuer who will get in touch with the selling agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Kent Reliance will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Norwood Green.

I am purchasing my first flat in Norwood Green with a loan from Santander. The builders would not budge the price so I negotiated 6k of fixtures and fittings instead. The property agent suggested that I not inform my lawyer about the deal as it would put at risk my mortgage with the bank. 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.

What makes your site different to alternative web based conveyancing brokers when it comes to conveyancing in Norwood Green?

At this site receive a fixed fee quote from a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Norwood Green. Unlike many estate agents and many comparison sites we do not operate referral deals with solicitors. Many agents and online brokers 'recommend' solicitors who pay the highest per referral, as opposed to the best value conveyancing in Norwood Green

Jane (my partner) and I may need to sub-let our Norwood Green basement flat temporarily due to taking a sabbatical. We used a Norwood Green conveyancing practice in 2003 but they have closed and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Norwood Green do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a Norwood Green conveyancing firm to help?

Where there is a absentee landlord or if there is dispute about the premium for a lease extension, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to judgment on the amount due.

An example of a Freehold Enfranchisement decision for a Norwood Green flat is 6 Jessamine Road in August 2013. The Tribunals valuation (as annexed to the decision) calculated the amount payable as £18,355 for the freehold reversion This case related to 2 flats. The number of years remaining on the existing lease(s) was 72.39 years.