Am I correct in assuming that the fact that my solicitor in Canton is not on my mortgage company's solicitor panel that there is a problem with the quality of his work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. Where you are concerned you should simply call the Canton conveyancing practice and enquire why they are no longer on the approved list for your bank.
In reviewing online forums for a cheap solicitor in Canton, most advise that I must look for a CQS kitemarked solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, 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. Canton is one of the numerous areas in England and Wales where there are CQS lawyers.
I have todayfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Canton for a purchase of a leasehold apartment 12 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The quickest method to check 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 Canton conveyancing specialists.
I am selling my home. My previous conveyancers has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Canton if that affects matters.
Do use our search tool to help you choose a solicitor for your conveyancing in Canton. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
Am I better off to use a Canton conveyancing lawyer in close proximity to the house I am hoping to buy? I have an old university friend who can carry out the conveyancing but his firm is located 400miles drive away.
The primary upside of using a high street Canton conveyancing practice is that you can visit the firm to execute paperwork, hand in your identification documents and pester them where appropriate. They will also have local knowledge which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were happy that must trump using an unknown Canton conveyancing solicitor just because they are local.
I am employed by a busy estate agent office in Canton where we see a few leasehold sales jeopardised as a result of short leases. I have been given inconsistent advice from local Canton conveyancing firms. Please can you shed some light as to whether the owner of a flat can commence the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Leasehold Conveyancing in Canton - Examples of Questions you should ask before Purchasing
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The prefered form of lease structure is a share of the freehold. In this situation the lessees have control and although a managing agent is usually retained where the building is larger than a house conversion, the managing agent is directed by the tenants. On the whole the outlay for major works are not included within maintenance charges, although some managing agents in Canton require leaseholders to contribute towards a sinking fund created for the specific intention of building a fund for major repairs or maintenance. This question is useful as a) areas may result in problems for the building as the communal areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have a dispute with the managing agents you will need to know about it