After reviewing online forums for an online lawyer in Northop, most say that I should instruct a CQS assured lawyer. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing processes through the scheme protocol the standard covers numerous partnerships who carry out conveyancing in Northop.
We were going to get a AIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Northop solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Northop solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I have decided to exercise my right to buy my property in Northop off the council. I have a mortgage offer with HSBC. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I am selling my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being problematic. The Northop solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
My wife and I are close to exchanging contracts on the sale of our house in Northop and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Northop lawyer would know that there is no such problem. It does beg the question why the buyers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in Northop. Having lived in Northop for three years we know that this is a non issue. Should we get in touch with our local Authority to seek confirmation need.
It would appear that you have a conveyancing lawyer already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one close by in Northop I like with open areas and transport links in the vicinity, however it's only got 49 years unexpired on the lease. There is not much else in Northop suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage the shortness of the lease will be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
Should I be concerned about brokers that I am dealing with are recommending an internet conveyancing firm rather than a local Northop conveyancing firm?
As is the case with many service providers, often suggestions from family and friends can be extremely useful or valuable. Nevertheless there are many parties with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may suggest solicitors to instruct. On occasion these lawyers might be known to one of the organisations as being good in their field, but sometimes there behind the scenes financial incentive behind the endorsement. You have the discretion to choose your preferred lawyer. You need to be aware that some mortgage providers specify a panel list of solicitors you must use for the lender aspect of your house move.
My husband and I are 3 weeks into a residential purchase having been directed to a firm by the estate agent to perform conveyancing in Northop. I am not happy. Can you you assist me in finding new solicitors?
A solicitor would have to be really poor in order to consider changing them. Has your loan offer been sent? In the event that it has you need to inform them of the new lawyer and have the offer are re-sent. Your solicitor ideally needs to be on the banks panel to avoid escalating expenses and delays. That should be your starting point. Our search tool should assist you in finding a lender approved solicitor for your home move in Northop