Having invested time researching consumer advice sites for a recommended lawyer in Shaw, many comment that I must instruct a CQS kitemarked 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 * compliance with best practice conveyancing processes through the scheme protocol the standard covers many companies who carry out conveyancing in Shaw.
We are intent on selling our property in Shaw and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing practice rather than a conveyancing solicitor in Shaw. We have lived in Shaw for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must 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 sickness)
The deeds to our property can not be found. The conveyancers who handled the conveyancing in Shaw 5 years ago are no longer around. Will I be able to sell the house?
Nowadays there are copies made of almost everything, and your conveyancer should know precisely where to look for all the appropriate paperwork so you can purchase or dispose of your property without a hitch. If copies are not available, your solicitor may be able to put in place insurance or indemnities protecting you against future claims on the property.
I'm purchasing a new build house in Shaw with a loan from TSB. The builders would not budge the price so I negotiated £7000 of additionals instead. The estate agent suggested that I not reveal to my conveyancer about this extras as it may impact my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a property in Shaw prior to retaining lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks may not grant a loan on a flying freehold home.
It varies from the lender to lender. Lloyds has different requirements from Nationwide. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Shaw. Conveyancing will be smoother if you use a solicitor in Shaw especially if they regularly deal with such properties in Shaw.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Shaw and how can you help?
The particular law that you refer to gives protection to business tenants, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Shaw is one of the many locations in which the firms we work with have offices