After looking at online forums for a conveyancing solicitor in Blagdon, most post that I must look for a CQS kitemarked lawyer. What is CQS?
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 lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Society for Licensed Conveyancers. Blagdon is one of the numerous areas in England and Wales where there are Accredited solicitors.
I am helping my niece sell her house in Blagdon. Will the conveyancing solicitor arrange the EPC or it is for me to coordinate?
After the abolition of HIPs, energy assessments was retained a required component of moving house. An energy performance certificate needs to be commissioned prior to the property being put on the market. This is not something that conveyancers normally organise. Where you are using a Blagdon conveyancing solicitor they may help arrange energy performance certificates due to their contacts with reputable local providers
We are due to move home in December. Does my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Blagdon. Conveyancing firm was found prior to coming across this site.
On the afternoon of completion you can collect the keys from your property agent but this should only be done when the previous owners lawyers inform the agent that they have the completion monies and the keys can be passed over. Subsequently you will need to inform the removal men that you are ready to move in. We do not suggest a specific removal organisation but can assist you in finding a residential property solicitor in Blagdon or a legal practice with expertise in conveyancing in Blagdon.
We had selected conveyancers locally in Blagdon on the UBS solicitor panel. They are now charging me an additional amount for dealing with the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer may levy a fee for this. The charge is not dictated by UBS but by your Blagdon lawyer. Numerous firms on the UBS panel will levy ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
My wife and I are downsizing from our home in Blagdon and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A high street Blagdon lawyer would know that there is no such problem. For the life of me I don't know why the buyers used an online conveyancing outfit as opposed to a conveyancing solicitor in Blagdon. Having lived in Blagdon for 4 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I used Wolstenholmes a few years past for my conveyancing in Blagdon. Now, I need the documents however the law firm is no longer operating. What do I do?
Do contact 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 Blagdon of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Blagdon with a loan from Virgin Money. The builders would not reduce the price so I negotiated £7000 of extras instead. The property agent suggested that I not to tell my lawyer about the side-deal as it will jeopardize my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the guidance of my in-laws I had a survey completed on a house in Blagdon before appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some banks may refuse to issue a loan on this type of property.
It depends who your proposed lender is. Santander has different instructions for example to Nationwide. Should you wish to telephone us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Blagdon. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blagdon to see if the conveyancing will be more expensive.