When looking at moneysavingexpert.com for a conveyancing lawyer in Northleach, many comment that I must instruct a CQS kitemarked lawyer. Can you explain what CQS is?
Northleach Conveyancing Quality Scheme practices have achieved accreditation by the law Society CQS was created to promote high standards in the in the legal transfer of properties. CQS enables home movers to recognise solicitor firms that provide a quality residential conveyancing. Northleach is one of locations in England and Wales in which CQS have a presence. The 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 Association of British Insurers.
Can you point me to a directory of Kent Reliance panel solicitors in Northleach on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few lending institutions make their panel listings available on the web. Where you are looking for a Northleach conveyancing practitioner on the Kent Reliance please make the most of our tool.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Northleach solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Northleach postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Northleach.
Coventry BS have agreed my home loan in principle, my offer on a house in Northleach has been agreed to, what are the next steps?
The estate agent will want to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Telephone Coventry BS or the financial adviser and complete any appropriate forms. Coventry BS will appoint a valuer who will get in touch with the estate agent or seller to book an appointment. Once carried out (assuming no problems) it takes about a week for the mortgage offer to be issued. Coventry BS will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Northleach.
Are there restrictive covenants that are commonly picked up during conveyancing in Northleach?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Northleach. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Due to the advice of my in-laws I had a survey completed on a house in Northleach before retaining lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies will refuse to give a mortgage on a flying freehold home.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Northleach. Conveyancing may be slightly more expensive based on your lender's requirements.
I am thinking of appointing a conveyancing solicitor in Northleach for my home move. Is there any facility to review a solicitor's complaints history with the legal regulator?
One may review published Solicitor Regulator Association (SRA) determinations arising from investigations started on or after 1 January 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The regulator may monitor call for training reasons.
I've recently bought a leasehold house in Northleach. Am I liable to pay service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I purchased a 1st floor flat in Northleach, conveyancing formalities finalised 4 years ago. How much will my lease extension cost? Corresponding flats in Northleach with over 90 years remaining are worth £197,000. The ground rent is £55 yearly. The lease runs out on 21st October 2081
With 56 years unexpired the likely cost is going to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.