After reading online forums for an affordable solicitor in Swaffham, most comment that I must look for a CQS accredited solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading banks. In 2011-12 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. Swaffham is one of the many areas of the UK where there are CQS solicitors.
This question may be naive but I am new to the home moving as FTB of a two bedroom flat in Swaffham. Do I receive the keys to the house on completion from my conveyancer? If so, I will appoint a local conveyancing solicitor in Swaffham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the vendor’s solicitors, and once they have received this, you will be called to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am buying a 3 bedroom semi in Swaffham. We would like to convert the garage to an office at the house.Will legal conveyancing on the property include investigations to see if these works are allowed?
Your property lawyer will review the registered title as conveyancing in Swaffham can occasionally identify restrictions in the title deeds which restrict certain alterations or need the permission of another owner. Some works call for local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I'm the single recipient of my late father’s estate with all property in now in my sole name, including the house in Swaffham. Conveyancing formalities meant that the Land Registry date was in July. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my property ownership may be considered the same way as though I had purchased the property in July. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How sensible a view lenders take of it, depend on the mortgage company as this clause is primarily there to identify subsales or the wholesaling and assigning of property.
We are intent on selling our property in Swaffham and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Swaffham conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using an internet conveyancing outfit as opposed to a conveyancing solicitor in Swaffham. Having lived in Swaffham for 4 years we know that this is a non issue. Do we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I'm buying my first flat in Swaffham with a mortgage from The Mortgage Works. The developers refused to reduce the amount so I negotiated £7000 of additionals instead. The sale representative told me not inform my lawyer about this deal as it could put at risk my mortgage with The Mortgage Works. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I need to find a conveyancing solicitor for sale conveyancing in Swaffham. I've land on a site which seems to have the ideal solution If it is possible to get all formalities done via web that would be preferable. Should I be wary? 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?
How does one as executor remove a deceased person's details from the title deeds for a property in Swaffham?
If a Swaffham property is jointly owned and one of the owners passes away, the name will not automatically be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a sale your conveyancer would simply be required to supply proof why the co owner is missing from the transfer, such as the probate documents.
With the aim of making the sale conveyancing smoother for the sale of the property you may arrange to have the deceased party erased from the title register by applying to HM Land Registry with proof of the death. There is no charge from the Registry for this service.