We are selling our house in West Norwood. Does my lawyer have to be required to be on the Clydesdale conveyancing panel in order to deal with paying off my mortgage?

Ordinarily, even if your lawyer is not on the Clydesdale conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.

Various online forums that I have frequented warn that are the main reason for stalling in West Norwood conveyancing transactions. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not feature within the common causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in West Norwood.

Have purchased a a terraced house in West Norwood , how long should it take for the Land Registry to record the transfer to my name? My West Norwood conveyancing solicitor has been painfully slow, so I want to be certain that my ownership is registered.

As far as conveyancing in West Norwood registration is no faster or slower than the rest of the country. Rather than based on location, timescales can differ subject to who lodges the application, whether it is in order and whether the Land registry need to notify any third parties. Currently approximately 80% of such applications are completed in less than three weeks but occasionally there can be extensive hold-ups. Registration is effected after the buyer has moved in to the property therefore an expedited registration is not always primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.

Planning to sign contracts shortly on a basement flat in West Norwood. Conveyancing solicitors assured me that they are sending me a report next week. What should I be looking out for?

The report on title for your leasehold conveyancing in West Norwood should include some of the following:

Ground rent - how much and what the invoice dates are, and also know whether this is subject to change Advice as to the provision as set out in the lease to pay service charges - with regard to both the building, and the more general rights a tenant has Details of the parties to the lease, for example these could be the (you), head lessor, landlord What options are open to you if an adjoining owner breaches a clause of their lease? if lease caters for for a sinking fund?

I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can a leaseholder make an application to the Leasehold Valuation Tribunal? Can you recommend a West Norwood conveyancing firm to act on my behalf?

Where there is a absentee landlord or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the price.

An example of a Freehold Enfranchisement matter before the tribunal for a West Norwood premises 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 affected 4 flats. The remaining number of years on the lease was 98.28 for 3 flats other than the garden flat which had 66.04 years remaining.

A licensed conveyancer handled my conveyancing in West Norwood three years past having archived my registration certificates but has since been shut down – how do I retreive them?

Title deeds, as such, no longer exist as the majority of properties in West Norwood are archived digitally at Land Registry. If you need to prove ownership or are disposing of or refinancing your solicitor should obtain up to date copies of the register from the Land Registry in any case.

If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.