Am I correct in assuming that the fact that my solicitor in Crewe is not listed on my bank's solicitor panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters 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. If you are concerned you should simply call the Crewe conveyancing firm and enquire why they are no longer on the approved list for your lender.
Having spent time scouring online forums for a high-quality lawyer in Crewe, most say that I should use a CQS kitemarked solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard 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 processes via the scheme protocol Membership includes numerous organisations who carry out conveyancing in Crewe.
I used Arc property Solicitors a few years past for my conveyancing in Crewe. Now, I need my files but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Crewe 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.
I have been on the look out for a flat up to £195,000 and found one close by in Crewe I like with amenity areas and transport links nearby, however it only has 51 remaining years left on the lease. I can't really find anything else in Crewe in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage that many years may be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
I am a sole trader hoping to take an assignment of a lease of an office on a shopping parade. Can you recommend conveyancers offering competitive charges for non-domestic conveyancing in Crewe for below £1,200?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Crewe, including the sale and purchase of businesses as well as simply premises. Whether you are hoping to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we can find you the right firm. As for the charges this will depend on the structure and complexity of the deal. Let us have your details or phone so as to enable us to provide you with a fixed commercial conveyancing calculation.
I've recently bought a leasehold house in Crewe. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Crewe Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
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How much is the maintenance charge and ground rent on the apartment? In the main the outlay for major works tend not to be included within service charges, although a few managing agents in Crewe require leasehold owners to pay into a sinking fund created for the specific intention of building a fund for larger repairs or maintenance.