When reading online forums for an online lawyer in Forest Hall, most advise that I must instruct a CQS assured solicitor. Can you explain what CQS is?
Forest Hall Conveyancing Quality Scheme practices have achieved certification under the Law Society's Scheme (CQS) The Law Society established CQS to promote high standards in the in the legal transfer of properties. CQS enables consumers to identify solicitor firms who provide a quality residential conveyancing. Forest Hall is one of the many areas in England and Wales in which CQS are based. The scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, random audits 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.
This question may be naive but I am unexperienced as FTB of a ground floor flat in Forest Hall. Do I pick up the keys to the house on the completion date from my conveyancer? If so, I will find a local conveyancing solicitor in Forest Hall?
On the day of completion you will not be required to go to the conveyancers office in Forest Hall. Your solicitors will electronically transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a Forest Hall property lawyer on the TSB panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being a right pain. The Forest Hall solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
I used Wolstenholmes several years ago for my conveyancing in Forest Hall. Now, I need the documents but the law firm is no longer operating. What do I do?
You should 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 Forest Hall of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Forest Hall differ for newly converted properties?
Most buyers of new build premises in Forest Hall come to us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because developers in Forest Hall tend to purchase 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 used to new build conveyancing in Forest Hall or who has acted in the same development.
I have been on the look out for a flat up to £235,500 and found one close by in Forest Hall I like with amenity areas and railway links nearby, however it's only got 61 remaining years left on the lease. There is not much else in Forest Hall suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage the shortness of the lease will likely be problematic. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
As co-executor for the estate of my grandfather I am selling a residence in Monmouth but I am based in Forest Hall. My conveyancer (approximately 300 miles from meneeds me to execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Forest Hall who can attest this legal document for me?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Forest Hall based