When researching moneysavingexpert.com for a high-quality solicitor in Silverdale, many advise that I should look for a CQS assured solicitor. Can you explain what CQS is?
Silverdale Conveyancing Quality Scheme solicitors have obtained certification by the law Society The Law Society created CQS to promote high standards in the home buying process. CQS helps consumers to recognise practices that provide a quality residential conveyancing. Silverdale is one of locations in England and Wales in which CQS are based. The conveyancing scheme obliges law firms 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.
I'm spending time viewing apartments in Silverdale and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this stage? I will be getting a home loan with Skipton.
It would be prudent to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are seeking a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.
I recently had an offer agreed on a house in Silverdale. My financial adviser suggested a property lawyer. I paid an advanced payment of £175. Shortly after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Santander conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Santander panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Yorkshire BS have agreed my home loan in principle, my offer on a property in Silverdale has been agreed to, what are the next steps?
Your estate agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the lender’s panel). Telephone Yorkshire BS or the financial adviser and complete any appropriate documentation. Yorkshire BS will appoint a valuer who will get in touch with the estate agent or vendor to arrange an appointment. Once conducted (assuming no problems) it takes on average ten days to get a mortgage offer. Yorkshire BS will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Silverdale.
I have a terraced Georgian house in Silverdale. Conveyancing solicitor acted for me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the matching property. Is it worth asking Nottingham Building Society to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Silverdale and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing lawyer who conducted the conveyancing.
What does commercial conveyancing in Silverdale cover?
Silverdale conveyancing for business premises incorporates a wide range of services, provided by regulated solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
My husband and I are 3 weeks into a residential purchase having been referred to conveyancers by the high street agent to perform conveyancing in Silverdale. We are not happy. Could you you assist me in finding new conveyancers?
A lawyer would have to be very bad in order to consider replacing them. Has the loan offer been sent? In the event that it has you will need to make them aware of the new lawyer and get the loan are re-sent. Your conveyancer needs to be on the banks approved list to avoid supplemental expenses and complications. So that should be your first question of the new lawyers. Our find a solicitor tool will assist you in finding a lender approved lawyer for your home move in Silverdale
Builders have recommended to me a lawyer and I've sought an estimate from them. It's almost £300 less expensive than my own Silverdale property lawyer. Should I use them?
Housebuilders normally have lists of conveyancers who expedite matters and who know the developer’s documentation and conveyancer. Plenty of developers offer an inducement to select a preferred conveyancing practitioner for this reason, any increased cost can be avoided and a builder will not recommend a conveyancing factory and run the risk of having the conveyancing stall when they demand an exchange within a tight time frame. The argument for not agreeing to use the suggested solicitor is that they may be unwilling to fight for your interests for fear of upsetting the housebuilder. If you worry that this may be the situation you should keep with your high street Silverdale lawyer.