I am in the process of selling my maisonette in Old Woking and the EA has just text me to warn that the purchasers are swapping law firm. The excuse is that the bank will only deal with property lawyers on their approved list. Why would a leading mortgage company only deal with certain law firms rather the firm that they want to select for their conveyancing in Old Woking ?
Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Banks point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any impact on this.
Finally the sale completed on my house in Old Woking last March yet the purchaser is SMS messaging me to moan that their lawyer needs to hear from myconveyancer. What should my lawyer have done following completion?
Post completion of your house sale your lawyer should send the transfer documentation and all additional paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer should also confirm that the legal charge in favour of the lender has been discharged to the buyers lawyers. There are no post completion procedures unique to conveyancing in Old Woking.
Having invested time scouring online forums for a recommended solicitor in Old Woking, most advise that I should look for a CQS assured lawyer. Can you explain what CQS is?
Old Woking Conveyancing Quality Scheme solicitors have achieved certification under the Law Society's Scheme (CQS) CQS was brought about to establish evidence of quality standards in the in the legal transfer of properties. CQS helps buyers and sellers to recognise practices that provide a quality residential conveyancing. Old Woking is one of locations in England and Wales in which CQS are based. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, spot checks and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who conducted the conveyancing in Old Woking 5 years ago no longer exist. What are my options?
You no longer need to have the physical official documentation to evidence that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Old Woking is where the house is located. Can you offer any assistance?
Flying freeholds in Old Woking are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Old Woking you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Old Woking may decide 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.
I am a couple of weeks into a leasehold purchase having been directed to conveyancers by the selling agent to execute conveyancing in Old Woking. I am am very disappointed with the level of service. Can you you assist me in finding new solicitors?
They would need to be very bad to suggest changing them. Has your mortgage been generated? If so you must inform them of the new contact details and ensure the mortgage documents are re-issued. The conveyancer should be on the mortgage company approved list to avoid escalating costs and delays. So that should be your first question of the new conveyancers. Our find a solicitor tool should assist you in finding a lender approved lawyer for your conveyancing in Old Woking