After reviewing moneysavingexpert.com for an affordable lawyer in Aldeburgh, many comment that I should look for 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 the legal transfer of properties, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Aldeburgh is one of the numerous areas in England and Wales where there are Accredited solicitors.
I am helping my aunt sell her property in Aldeburgh. Will the conveyancing solicitor order the EPC or it is for me to coordinate?
Following the demise of Home Information Packs, energy assessments was maintained a mandatory part of moving property. An energy assessment must be to hand before the property is put on the market. It is not something that lawyers normally organise. If you are using a Aldeburgh conveyancing solicitor they might be willing to arrange energy performance certificates given their relationships with reputable local providers
My bid for a property was accepted at auction in Aldeburgh. Conveyancing is required. What happens now?
Now that you have exchanged you will need to instruct a conveyancing lawyer as a matter of urgency as you now have a pending a fixed date to complete the conveyancing. Every auction property will ordinarily have a bespoke legal set of papers. This will include most,if not all of the paperwork that your conveyancer requires. In the case of leasehold premises the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should hand this to the lawyer working for you as soon as possible. You also need to ensure that that you have the requisite funding in place to complete on the date specified in the contract.
It is unclear whether my mortgage offer requires a lease extension. I have called my Aldeburgh bank branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Aldeburgh conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The lawyer must comply with the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
Will my lawyer be raising enquiries concerning flooding as part of the conveyancing in Aldeburgh.
The risk of flooding is if increasing concern for lawyers dealing with homes in Aldeburgh. There are those who acquire a house in Aldeburgh, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a various searches that may be initiated by the purchaser or by their solicitors which will figure out the risks in Aldeburgh. The standard information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual question of the owner to discover if the property has ever been flooded. In the event that the residence has been flooded in past which is not revealed by the seller, then a buyer may bring a compensation claim as a result of such an incorrect reply. The purchaser’s lawyers will also conduct an enviro search. This should disclose if there is a recorded flood risk. If so, more detailed investigations will need to be made.
I used Stirling Law a few years past for my conveyancing in Aldeburgh. Now, I need my files but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Aldeburgh of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In my capacity as executor for the will of my grandmother I am disposing of a property in Swansea but reside in Aldeburgh. My lawyer (who is 250 kilometers awayhas requested that I sign a stat dec before completion. Can you recommend a conveyancing practitioner in Aldeburgh who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are Aldeburgh based
Developers have put forward a lawyer and I've obtained an estimate from them. They are nearly £300 cheaper than my local Aldeburgh lawyer. Should I use them?
Housebuilders frequently have lists of conveyancing practitioners who expedite matters and who know the builder's paperwork and solicitor. As many developers offer an incentive to choose a preferred conveyancing practitioner for this reason, any increased charges can be avoided and a developer will not recommend a conveyancing warehouse and run the risk of having the conveyancing delayed when they need an exchange within a tight time frame. The argument for not agreeing to use the suggested conveyancing practitioner is that they may prove reluctant to fight for your interests at the risk of upsetting the developer. Where you have concerns that this may be the situation you should remain with your high street Aldeburgh property lawyer.