Am I correct in assuming that the fact that my conveyancer in Esher and Claygate is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 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. If you are concerned you should simply call the Esher and Claygate conveyancing practice and enquire why they are no longer on the approved list for your lender.
When scouring moneysavingexpert.com for an online lawyer in Esher and Claygate, most post that I should look for a CQS accredited lawyer. 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 best practice conveyancing procedures through the scheme protocol Membership includes many companies who conduct conveyancing in Esher and Claygate.
There are numerous conveyancing solicitors in Esher and Claygate but how do I know who I should use?
We would encourage you not to base your choice on the lowest Esher and Claygate conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
is it true that all Esher and Claygate conveyancing solicitors on the TSB conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the TSB approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some mortgage companies do list licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.
How can we know in advance if a Esher and Claygate conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Esher and Claygate obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your transaction.
We are purchasing a house and the solicitor has referenced Chancel Repair to which the property could be liable given it’s proximity to the area of such a church. He has suggested insurance. Is this strictly warranted for conveyancing in Esher and Claygate
Unless a previous purchase of the house completed post 12 October 2013 you could assume that solicitors delivering conveyancing in Esher and Claygate to continue to advocate a chancel search and or chancel repair liability insurance.
Due to the guidance of my in-laws I had a survey completed on a house in Esher and Claygate ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies may refuse to give a mortgage on a flying freehold property.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. If you e-mail us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Esher and Claygate. Conveyancing may be slightly more expensive based on your lender's requirements.
In my capacity as executor for the estate of my father I am disposing of a residence in Cardiff but reside in Esher and Claygate. My lawyer (approximately 200 miles from merequires that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Esher and Claygate to witness this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Esher and Claygate based