After scouring mumsnet.com for a recommended solicitor in Colwyn Bay, most say that I must use a CQS assured lawyer. Can you explain what CQS is?
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 best practice conveyancing procedures through the scheme protocol It covers many companies who carry out conveyancing in Colwyn Bay.
I need some fast conveyancing in Colwyn Bay as I am faced with an ultimatum to exchange contracts within 2 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save money and time?
If.Given you are not getting a mortgage you have the choice not to have searches carried out although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Colwyn Bay the following are instances of issues that can arise and adversely impact market value: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
I'm purchasing my first flat in Colwyn Bay with the aid of help to buy. The developers would not move on the price so I negotiated £7000 of extras instead. The estate agent told me not disclose to my solicitor about the extras as it could affect my mortgage with Bank of Ireland. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a quick, chain free conveyancing. Colwyn Bay is where the house is located. Can you shed any light on this issue?
Flying freeholds in Colwyn Bay are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Colwyn Bay you must be sure that your lawyer goes 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 Colwyn Bay may determine 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.
In what way can the Landlord & Tenant Act 1954 affect my business property in Colwyn Bay and how can you help?
The 1954 Act gives a safeguard to commercial tenants, granting the right to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and assist with commercial conveyancing in Colwyn Bay
I am thinking of appointing a conveyancing solicitor in Colwyn Bay for my purchase. Is it possible to check a solicitor's record with the legal regulator?
Members of the public can read documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.