Having been told to check out your site we were going to go ahead with a conveyancing solicitor in New Cross listed using your search tool but stumbled across some other costs illustrations on the internet seem cheaper – why is this?
There are many firms of solicitors offering what appear to be cut price. We would urge you to give due consideration about how important this transaction is to you that you are willing to take 'cheap' risks concerning the quality of the legal work. Some hide fees well inside the terms and conditions. The law firms that we put forward for conveyancing in New Cross will notdo this.
My lawyer has discovered a a problem with the lease for the property we are purchasing in New Cross. The other side have offered title insurance as a solution. We are content with insurance and will pay for it. Our property lawyer says that he must check that the bank is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
Having spent time reading mumsnet.com for a cheap solicitor in New Cross, many comment that I should use a CQS assured solicitor. What is CQS?
New Cross Conveyancing Quality Scheme law firms have achieved certification under the Law Society's Scheme (CQS) CQS was created to establish evidence of quality standards in the home buying process. CQS helps home movers to identify practices who provide a quality residential conveyancing. New Cross is one of the many areas in England and Wales in which CQS have a presence. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
Will my lawyer be raising questions regarding flooding as part of the conveyancing in New Cross.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in New Cross. There are those who buy a house in New Cross, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a number of checks that may be initiated by the purchaser or by their conveyancers which can figure out the risks in New Cross. The standard information sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the seller to discover whether the property has suffered from flooding. In the event that the residence has been flooded in past and is not disclosed by the vendor, then a purchaser could issue a legal claim for losses stemming from an misleading answer. A buyer’s lawyers will also carry out an enviro report. This should higlight whether there is a recorded flood risk. If so, more detailed inquiries will need to be conducted.
I have a semi-detached Victorian property in New Cross. Conveyancing practitioner acted for me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in New Cross and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing practitioner who completed the work.
My fiance and I are hoping to buy a three room first floor flatin New Cross with a mortgage from a mortgage company. We have a solicitor in New Cross however our mortgage company inform us now that he's not listed on their "panel". Apparently we need to choose one of the our bank panel firms or keep our New Cross solicitor and incur the extra costs for one of their panel ones to represent them. This seems very unfair; is there anything we can do?
Unfortunately,no. The bank mortgage offered to you is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. in the past, most lenders had large numbers of law firms on their panels, including many conveyancing solicitors in New Cross : a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your lender.