After researching consumer advice sites for an affordable solicitor in Colchester, most say that I must use a CQS accredited solicitor. Can you explain what CQS is?
Colchester Conveyancing Quality Scheme practices have achieved certification by the law Society The Law Society introduced CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS helps home movers to identify solicitor firms who provide a quality residential conveyancing. Colchester is one of locations in England and Wales in which accredited firms have a presence. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-reporting, 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 Council of Mortgage Lenders.
We are due to move property in April. Does my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you suggest a removal company in Colchester. Conveyancing lawyer was chosen before I stumbled across your website.
On the afternoon of completion you will need to pick up the keys from the property agent but this can only be done when the sellers lawyers inform the agent that the monies to complete are in and the keys can be handed over. You should tell the removal company that you are ready to move in. We do not recommend a specific removal organisation but can help you find a residential property solicitor in Colchester or a legal practice that specialises in conveyancing in Colchester.
I had a mortgage agreed in principle with Nationwide. Colchester conveyancing practitioners are appointed. How long does it take for Nationwide to send the offer to the conveyancer?
Some lenders take longer than others. Have Nationwide done the survey? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We expect to receive a OIP from Nottingham this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any Colchester solicitors on the Nottingham conveyancing panel, or is it better to go independently?
You will need to appoint Colchester solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
Are there restrictive covenants that are commonly identified as part of conveyancing in Colchester?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Colchester. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Colchester differ for newly converted properties?
Most buyers of new build premises in Colchester contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because house builders in Colchester tend to buy 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 conveyancers 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 Colchester or who has acted in the same development.
As co-executor for the will of my grandfather I am disposing of a property in Neath but reside in Colchester. My conveyancer (who is 300 miles awayhas requested that I execute a statutory declaration before completion. Could you suggest a conveyancing lawyer in Colchester to attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are located in Colchester
If all goes to plan we aim to complete our sale of a £275,000 flat in Colchester next week. The landlords agents has quoted £300 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Colchester?
Colchester conveyancing on leasehold apartments more often than not involves the buyer’s solicitor sending questions for the landlord to address. Although the landlord is not legally bound to respond to such questions most will be willing to do so. They may invoice a reasonable administration fee for answering questions or supplying documentation. There is no set fee. The average costs for the information that you are referring to is over three hundred pounds, in some situations it is above £800. The management information fee invoiced by the landlord must be accompanied by a summary of entitlements and obligations in relation to administration fees, without which the invoice is technically not due. In reality you have little choice but to pay whatever is demanded should you wish to exchange contracts with the buyer.
Colchester Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to Purchasing
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Does the lease include onerous restrictions? Is the freehold reversion owned jointly by the leaseholders? Can you inform me if there are any major works anticipated that will add a premium to the maintenance charges?