I can't travel far from Corbridge. Can you please clarify why all Corbridge conveyancing practitioners aren't included on all mortgage company panels?
Pre- 2008 most mortgage companies had an approach to risk which differs from the current day. The financial regulator in 2010 instigated a thematic review into fraud which concluded: know the conveyancing practitioners on your panel. As a result, lenders have since soughtmore data from law firms regarding their processes and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Many firms have been excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the minimum volume of transactions the lenders set.
Would the conveyancing solicitors identified via your search app handle right to buy conveyancing in Corbridge?
We do have plenty of conveyancing lawyers carrying out right to buy conveyancing You should get in touch with us to get a conveyancing quote.
It is 10 years ago since I purchased my house in Corbridge. Conveyancing solicitors have now been instructed on the sale but I am unable to locate the title documents. Will this cause complications?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the mortgage company or they may be in the possession of the conveyancers who handled your purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Corbridge involves registered property but in the rare situation where your property is not registered it adds to the complexity but is not insurmountable.
When scouring mumsnet.com for an online solicitor in Corbridge, most advise that I should instruct a CQS assured solicitor. Can you explain what CQS is?
Corbridge Conveyancing Quality Scheme law firms have obtained certification by the law Society The Law Society introduced CQS to establish evidence of quality standards in the home legal process. CQS helps buyers and sellers to recognise practices who provide a quality residential conveyancing. Corbridge is one of the many areas in England and Wales in which accredited firms are based. The scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.
I am helping my niece sell her property in Corbridge. Will the conveyancer order an energy assessment or it is for the owner to coordinate?
After the abolition of Home Packs, EPC’s was left as a compulsory part of selling a property. An EPC should be commissioned prior to the property being placed on the market. It is not a task that conveyancers normally arrange. If you are using a Corbridge conveyancing solicitor they may be able to arrange energy performance certificates given their contacts with long established local assessors
We previously selected solicitors with offices in Corbridge on the Aldermore solicitor panel. They have just billed me an additional amount for the legal aspects of the Aldermore mortgage. Is this an additional conveyancing fee specified by Aldermore?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner can levy a fee for this. This fee is not dictated by Aldermore but by your Corbridge lawyer. Numerous firms on the Aldermore panel will quote ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Corbridge conveyancer on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I have been recommended by numerous estate agents in Corbridge to locate a conveyancer on your site. What’s the financial upside for Estate Agents to market your lawyers over another?
We refuse to give any referral fee for sending work in our direction. We found it would be just too difficult a fee because home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.