Is the fact that my conveyancer in Old Stratford is not on my lender's solicitor panel that there is a problem with the quality of his conveyancing?
That would more than likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Old Stratford conveyancing practice and ask them why they are no longer on the approved list for your lender.
Would the conveyancing solicitors identified through your search tool carry out right to buy conveyancing in Old Stratford?
We do have a number of conveyancing solicitors who can handle right to buy conveyancing Please call us with a view to get a costs calculation.
Having spent time scouring consumer advice sites for an affordable lawyer in Old Stratford, many comment that I must look for a CQS accredited lawyer. Can you explain what CQS is?
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 best practice conveyancing procedures through the scheme protocol the standard includes numerous partnerships who carry out conveyancing in Old Stratford.
A colleague advised me that in purchasing a property in Old Stratford there may be a number of restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in Old Stratford which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Old Stratford should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Old Stratford solicitor firms on the RBS conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such firms would be governed by the CLC.
After what seems like an age I have had an offer on a flat in Old Stratford accepted, but there is a chain. The sellers have placed an offer on on an apartment, but it’s not yet agreed to, and have viewings of other properties in the pipeline. I have chosen a nearby conveyancing solicitor in Old Stratford. What should be my next step? At what stage do I apply for the mortgage with Bank of Ireland?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then survey, Old Stratford conveyancing search fees, etc). First, you must ensure that your lawyer is on the Bank of Ireland approved list. Concerning the subsequent phase this very much dictated by the uniqueness of your case, attraction to this property and on the state of the market. In a buoyant market some home buyers would apply for the mortgage with Bank of Ireland and pay for the valuation and only if it comes back ok would they pay their lawyer to proceed with the conveyancing in Old Stratford.
How does conveyancing in Old Stratford differ for new build properties?
Most buyers of new build property in Old Stratford come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because new home sellers in Old Stratford usually buy the real estate, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Old Stratford or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Old Stratford is the location of the property. Can you shed any light on this issue?
Flying freeholds in Old Stratford are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Old Stratford you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Old Stratford may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.