When researching mumsnet.com for an online solicitor in Rawcliffe, most advise that I must use a CQS accredited lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's biggest banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Society for Licensed Conveyancers. Rawcliffe is one of the numerous areas of the UK where there are CQS solicitors.
Should commercial conveyancing searches reveal planned roadworks that could impact a commercial premises in Rawcliffe?
Its becoming the norm that commercial conveyancing solicitors in Rawcliffe will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Rawcliffe. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Rawcliffe.
For every commercial conveyancing transaction in Rawcliffe it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Rawcliffe commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Rawcliffe.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Rawcliffe?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Rawcliffe. 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…’
I have been pointed in your direction by a number of property agents in Rawcliffe to select a conveyancer on your site. What’s the financial upside for Estate Agents to promote your site rather than alternative conveyancing organisations?
We don’t give any financial incentive for directing people our way. We found it would be just too difficult a fee as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
I need to retain a conveyancing solicitor for some conveyancing in Rawcliffe. I've land on a web site which appears to be the ideal answer If it is possible to get all formalities completed via phone that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
My step-son is embarking on her first house purchase, he had his mortgage in principle. One the offer was accepted on apartment we called the mortgage institution to issue the formal offer. I was shocked to discover that banks do not accept all solicitor, they need to be on their approved list, is this correct?
Banks tend to restrict either the type or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Rawcliffe property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.