Having invested time reviewing mumsnet.com for a high-quality lawyer in Fishguard, most comment that I must use a CQS accredited solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in the legal transfer of properties, trusted by some of the UK's leading banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Fishguard is one of the numerous areas in England and Wales where there are CQS solicitors.
I am the single beneficiary of my late mum's will and I have everything in my name alone, including the house in Fishguard. The Fishguard property was put into my name in October. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the property in October. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How practical a view lenders take of it, depend on the lender as this requirement is chiefly there to capture the purchase and immediately sell or the quick reselling of properties.
Completion of my remortgage has taken place for my property in Fishguard. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am selling my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being a right pain. The Fishguard solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Due to the advice of my in-laws I had a survey completed on a property in Fishguard in advance of retaining conveyancers. I have been told that there is a flying freehold element to the house. Our surveyor advised that some lenders will not grant a mortgage on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Fishguard. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Fishguard to see if the conveyancing will be more expensive.
We're first time buyers - had an offer accepted, yet the agent told us that the seller will only issue a contract if we appoint the agent's chosen solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor accustomed to conveyancing in Fishguard
We suspect that the owner is not behind this request. Should the seller desire ‘a quick sale', alienating a serious buyer is likely to cause more damage than good. Try to communicate with the vendors directly and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you are going to appoint your preferred Fishguard conveyancing solicitors - as opposed tothe ones that will earn their estate agent a kickback or meet his conveyancing figures pre-set by senior management.
What advice can you give us when it comes to appointing a Fishguard conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Fishguard conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We advise that you talk with two or three firms including non Fishguard conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
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What are the charges for lease extension conveyancing? What volume of lease extensions has the firm completed in Fishguard in the last twenty four months?
Leasehold Conveyancing in Fishguard - A selection of Queries before buying
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Please note if it is less than 80 years it will have adverse implications on the marketability of the flat. Check with your mortgage company that they are content with residual term of the lease. A short lease means that you will almost definitely have to extend the lease at some point and you need to have some idea of what this will be. Remember, in most cases you would be be obliged to have owned the premises for 24 months in order to be legally able to extend the lease. What is the name of the managing agents? The best form of lease arrangement is if the freehold title is owned by the leaseholders. In this arrangement the leaseholders enjoy control and notwithstanding that a managing agent is usually employed where the building is bigger than a house conversion, the managing agent retained by the leaseholders.
I have recently placed an offer on an apartment in Fishguard and the broker that we are dealing with recommended his solicitor. They quoted £900 excluding VAT and disbursements. Does this sound reasonable?
You should not rely on one estimate. One should obtain like-for-like quotes for your conveyancing in Fishguard. Then select one that you trust and crucially, is on the approved list of the lender that you are sourcing your mortgage from.