When scouring moneysavingexpert.com for a cheap lawyer in Shepperton, many post that I must instruct a CQS assured 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 major mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Shepperton is one of the many areas in England and Wales where there are Accredited solicitors.
I am assisting my mother sell her property in Shepperton. Will the solicitor commission an EPC or should I organise this?
Following the demise of Home Packs, EPC’s became a compulsory element of selling a property. An energy performance certificate needs to be commissioned prior to the property being placed on the market. This is not a task that law firms ordinarily organise. Where you are using a Shepperton conveyancing solicitor they may be able to arrange energy assessments due to their relationships with long established local assessors
We have agreed to purchase a house in Shepperton. An unusual aspect is that the roof has a solar panel. RBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with RBS your lawyer must comply with the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for RBS. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to RBS where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties countrywide and is not limited to Shepperton.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Shepperton building society branch on a couple of occasions and was told it does not affect the mortgage offer and they would lend. My Shepperton conveyancing solicitor - who is on the bank conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have recentlydiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in Shepperton for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shepperton conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build flat in Shepperton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Shepperton
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I was recommended by a number of estate agents in Shepperton to get a quote from a solicitor using your seach tool. Is there a financial inducement for Estate Agents to recommend your lawyers over and above another?
We refuse to offer any financial incentive for pointing buyers and sellers to this site. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
There are only 68 years left on my flat in Shepperton. I now want to get lease extension but my landlord is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to demonstrate that you have done all that could be expected to locate the lessor. On the whole a specialist should be useful to conduct investigations and to produce an expert document which can be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to investigating the landlord’s absence and the application to the County Court covering Shepperton.
I have tried to negotiate informally with with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Shepperton conveyancing firm to help?
You certainly can. We can put you in touch with a Shepperton conveyancing firm who can help.
An example of a Lease Extension decision for a Shepperton property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The unexpired residue of the current lease was 82.93 years.