My husband and I are hoping to buy a flat in Sudbury and are in fact using a Sudbury conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with a view to exchanging next week. Accord Mortgages Ltd have this morning contacted us to advise us that they have now hit a problem as our Sudbury lawyer is not on their approved list of lawyers. Is this a problem?
Where you are buying a property needing a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Sudbury solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
At what point will exchange of contracts happen for sale conveyancing in Sudbury and do I need to attend the lawyers branch?
If you are round the corner to one of the conveyancing solicitors in Sudbury you are invited in to sign the paperwork. That being said, the law practices we work with provide countrywide coverage for conveyancing and provide as equally diligent and professional a job for you when dealing with you digitally. The signing of the contract is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the conveyancer to officially exchange when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Sudbury)to be in the office at the appropriate time.
In scouring moneysavingexpert.com for a recommended solicitor in Sudbury, most advise that I should instruct a CQS assured lawyer. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark 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 prudent and efficient conveyancing processes through the scheme protocol Membership covers many firms who execute conveyancing in Sudbury.
How does conveyancing in Sudbury differ for new build properties?
Most buyers of new build premises in Sudbury come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because builders in Sudbury tend to buy the site, 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 conveyancers 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 Sudbury or who has acted in the same development.
As co-executor for the will of my grandfather I am selling a residence in Swansea but reside in Sudbury. My conveyancer (approximately 300 kilometers from meneeds me to execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Sudbury who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are located in Sudbury
Why is New Build conveyancing in Sudbury more expensive?
Conveyancing in Sudbury for recently converted or new build properties usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as further investigations and contractual considerations.