I am need of leasehold conveyancing for an apartment in a relatively new development (five years old) in Brentwood. Almost all the properties are already disposed of. Is it really necessary to order neighbourhood searches as part of conveyancing in Brentwood?
Where you are obtaining a loan, your lender will require some (many) of the searches so you'll have no choice. If not, then Brentwood conveyancing searches are for you to decide upon. Your lawyer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, 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 choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to find a new lawyer for your conveyancing in Brentwood.
Having spent time scouring moneysavingexpert.com for a recommended lawyer in Brentwood, many post that I must look for a CQS assured lawyer. Can you explain what CQS is?
Brentwood Conveyancing Quality Scheme practices have achieved accreditation under the Law Society's Scheme (CQS) CQS was brought about to establish evidence of quality standards in the home buying process. CQS enables consumers to recognise solicitor firms who provide a quality residential conveyancing. Brentwood is one of locations in England and Wales in which accredited firms are based. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.
Should our lawyer be raising enquiries concerning flooding during the conveyancing in Brentwood.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Brentwood. There are those who acquire a property in Brentwood, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to impart advice on flood risk, however there are a number of checks that may be carried out by the purchaser or by their conveyancers which can give them a better appreciation of the risks in Brentwood. The conventional set of property information forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to determine if the property has ever been flooded. If the property has been flooded in past which is not disclosed by the owner, then a purchaser could commence a compensation claim resulting from an misleading answer. A buyer’s lawyers will also order an environmental report. This should disclose whether there is any known flood risk. If so, additional inquiries should be carried out.
I have recentlyfound out that Stirling Law have closed. They conducted my conveyancing in Brentwood for a purchase of a freehold house 18 months ago. How can I check that my home is in my name in the name of the previous owner?
The easiest way to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Brentwood conveyancing specialists.
How does conveyancing in Brentwood differ for new build properties?
Most buyers of new build premises in Brentwood approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because builders in Brentwood tend to purchase the land, 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 conveyancing solicitors 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 Brentwood or who has acted in the same development.
How easy is it to change a solicitor as I need to find a Brentwood based conveyancer who is on the bank conveyancing panel. Is it practical to instruct different lawyers?
In the event that you have not formally appointed a conveyancer to start work and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Brentwood that you're thinking of instructing.