I am 4 weeks into the sale of my apartment in Alcester and the estate agent has just text me to advise that the buyers are changing their property lawyer. The reason given is that the lender will only engage with solicitors on their approved list. Why would a major mortgage company only work with certain law firms rather the firm that they want to select to handle their conveyancing in Alcester ?
Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
How up to date is your database of Alcester solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?
Alcester 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.
After scouring online forums for a conveyancing lawyer in Alcester, many comment that I must use a CQS accredited solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's major mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Society for Licensed Conveyancers. Alcester is one of the many areas of the UK where there are CQS lawyers.
I am buying a new build apartment in Alcester. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Alcester
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
What makes your site different to alternative internet conveyancing brokers when it comes to conveyancing in Alcester?
At this site get an accurate quote via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Alcester. As opposed to estate agents and many comparison sites we do not charge firms a fee if you select them for your conveyancing in Alcester
Are you able to shed any light on the variety of conveyancing supplied by Alcester conveyancing companies?
The majority of Alcester conveyancing practices manage to offer various assistance to residential and rural land proprietors, sellers, first time buyers, freeholders and tenants and you can expect them to offer expert advice on some of the following services:
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Property sale conveyancing in Alcester or elsewhere in the country
Private residential purchase conveyancing in Alcester and also around the country
Key worker schemes Voluntary 1st registration of land Alcester conveyancing for Employee Relocation conveyancing schemes in and outside of Alcester Shariah Compliant Islamic Conveyancing