Is the fact that my conveyancer in Benfleet is not identified on my lender's conveyancing panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Benfleet conveyancing firm and enquire why they are no longer on the approved list for your bank.
I require conveyancing for a flat in a relatively new development (five years old) in Benfleet. Almost all the flats have already been occupied. Is it really necessary to order conveyancing searches for my conveyancing in Benfleet?
Where you are obtaining a mortgage, your lender will require some (many) of the searches so you'll have no choice. If not, then Benfleet conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you demand that your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Benfleet.
After reviewing moneysavingexpert.com for a high-quality solicitor in Benfleet, most comment that I must use a CQS accredited solicitor. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing procedures via the scheme protocol It covers many partnerships who perform conveyancing in Benfleet.
I require fast conveyancing in Benfleet as I am under pressure to complete in less than 3 weeks. Luckily I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are not getting a home loan you are at liberty not to do searches although no conveyancer would advise that you don't. With plenty of history conveyancing in Benfleet the following are examples of issues that can crop up and therefore affect future mortgageability: Enforcement Actions, Outstanding Charges, Outstanding Grants, Railway Schemes,...
I used Action Conveyancing a few years past for my conveyancing in Benfleet. Now, I need my files however the law firm is no longer operating. What do I do?
Do 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 Benfleet 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.
How does conveyancing in Benfleet differ for new build properties?
Most buyers of new build or newly converted property in Benfleet come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Benfleet usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Benfleet or who has acted in the same development.