We are due to exchange buying a property in Norwood but as a consequence of damage from the recent storms I have was able negotiate compensation from the current proprietors in the sum of £2k in the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract however Skipton are not allowing this. Why were they informed?

Any solicitor being on the Skipton conveyancing panel is duty bound to disclose to Skipton of any variations to the purchase price. If you prohibit your conveyancing practitioner to disclose the price change to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new lawyer for your conveyancing in Norwood.

A relative pointed out to me me that in buying a property in Norwood there could be various restrictions preventing external alterations to a property. Is this right?

There are a number of properties in Norwood which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Norwood should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

When it comes to lenders such as Leeds Building Society, do Norwood lawyers incur an annual charge to be on the conveyancing panel?

We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I have instructed a Norwood property lawyer having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?

HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Norwood surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

I require fast conveyancing in Norwood as I am under a deadline to complete within 2 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save fees and time?

If.Given you are not getting a mortgage you are at liberty not to have searches conducted although no solicitor would advise that you don't. Drawing on our experience of conveyancing in Norwood the following are instances of issues that can be revealed and therefore impact future mortgageability: Refused Planning Applications, Overdue Charges, Overdue Grants, Railway Schemes,...

The estate agent has sent us the confirmation of our purchase of a new build flat in Norwood. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Norwood

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

I have miscalculated my finances and am a couple of thousand pounds short a 10% deposit on my flat purchase in Norwood , but I am keen proceed. What can I do?

You can accept a lower deposit. Many property owners will accept a smaller deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.

You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last minute