Is the fact that my solicitor in Surrey Quays is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 76% 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 lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Surrey Quays conveyancing practice and enquire why they are no longer on the approved list for your bank.
Last February we completed a house move in Surrey Quays. We have noticed several problems with the property which we consider were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been ordered as part of conveyancing in Surrey Quays?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Surrey Quays. Conveyancing searches and investigations initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor fills in a document called a Seller’s Property Information Form. answers is misleading, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Surrey Quays.
When looking at consumer advice sites for a cheap lawyer in Surrey Quays, many comment that I must look for a CQS assured solicitor. Can you explain what CQS is?
Surrey Quays Conveyancing Quality Scheme law firms have been granted accreditation under the Law Society's Scheme (CQS) CQS was created to establish evidence of quality standards in the in the legal transfer of properties. CQS enables buyers and sellers to identify solicitor firms that provide a quality residential conveyancing. Surrey Quays is one of the many areas in England and Wales in which accredited firms have a presence. The conveyancing scheme obliges law firms to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
A relative recommended that if I am buying in Surrey Quays I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Surrey Quays conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Surrey Quays around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Surrey Quays Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Surrey Quays Education with maps and statistics, Local Amenities and other useful information regarding Surrey Quays.
The deeds to our house are lost. The solicitors who conducted the conveyancing in Surrey Quays 10 years ago are no longer around. What are my next steps?
Gone are the days when you need to hold title original deeds to establish that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
My husband and I may need to sub-let our Surrey Quays basement flat temporarily due to taking a sabbatical. We instructed a Surrey Quays conveyancing practice in 2003 but they have since shut and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
A small minority of properties in Surrey Quays do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I have had difficulty in seeking a lease extension in Surrey Quays. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Most definitely. We are happy to put you in touch with a Surrey Quays conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Surrey Quays premises is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case was in relation to 3 flats. The unexpired lease term was 101.61 years.