I have just been advised by my financial adviser that my Fishguard property lawyer is not on the bank Conveyancing panel. How can I be sure that this is correct?
Your first step should be to call your Fishguard conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may be able to suggest a Fishguard conveyancing firm that is on the conveyancing panel for your mortgage company.
After researching online forums for an affordable lawyer in Fishguard, many post that I must instruct a CQS accredited lawyer. Can you explain what CQS is?
Fishguard Conveyancing Quality Scheme solicitors have been granted accreditation by the law Society CQS was established to promote high standards in the in the legal transfer of properties. CQS enables consumers to identify practices who provide a quality residential conveyancing. Fishguard is one of the many areas in England and Wales in which accredited firms have a presence. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.
Just had an offer accepted on a new build flat in Fishguard. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Fishguard
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I decided to have a survey done on a house in Fishguard before retaining conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some mortgage companies tend not grant a loan on such a premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed 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 costs will increase in light of this.
My husband and I are new on the property ladder - agreed a price, yet the estate agent advised that the owners will only go ahead if we instruct their recommended solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street solicitor with experience of conveyancing in Fishguard
We suspect that the seller is unaware of this demand. If they want ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they understand (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)however you intend to instruct your preferred Fishguard conveyancing lawyers - rather thanthe ones that will earn their negotiator at the agency a commission or meet his conveyancing targets demanded by corporate headquarters.
Do I stop my mortgage payments with UBS once a completion date for my sale in Fishguard has been agreed?
No, you must maintain paying any mortgage sums to UBS until the mortgage is repaid on completion as part of your Fishguard conveyancing.