Is the fact that my solicitor in Somerset is not on my lender's solicitor panel that there is a problem with the standard of her conveyancing?
That would most likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Somerset conveyancing practice and enquire why they are no longer on the approved list for your bank.
After looking at mumsnet.com for a high-quality lawyer in Somerset, many say that I must look for a CQS accredited lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's biggest banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Society for Licensed Conveyancers. Somerset is one of the many areas in England and Wales where there are Accredited solicitors.
How does conveyancing in Somerset differ for new build properties?
Most buyers of new build or newly converted property in Somerset contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is built. This is because developers in Somerset usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Somerset or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Somerset is the location of the property. Can you offer any opinion?
Flying freeholds in Somerset are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Somerset you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Somerset 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 property.
Is there anything unique about your site and other web based conveyancing solicitors for conveyancing in Somerset?
At this site secure a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues of your conveyancing in Somerset. Unlike many estate agents and brokerage sites we are not in the business of charging firms a commission if you instruct them for your property ownership legalities in Somerset
I need to instruct a conveyancing solicitor for residential conveyancing in Somerset. I've land on a site which seems to have the ideal solution If it is possible to get all formalities done via phone that would be preferable. Do I need to be concerned? What should out be looking out for?
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?