Having invested time scouring mumsnet.com for a conveyancing solicitor in West Ham, many post that I must use a CQS kitemarked solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard 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 processes through the scheme protocol Membership includes many firms who execute conveyancing in West Ham.
How can we tell if a West Ham conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in West Ham getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your transaction.
I recently had an offer accepted on an apartment in West Ham. My financial adviser recommended their conveyancers. I paid an on account payment of £175. Shortly after, the conveyancer contacted me to say that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I was told three weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in West Ham is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am purchasing my first flat in West Ham with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not inform my lawyer about this deal as it may put at risk my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Is it possible to change firm as I have to appoint a firm on the Halifax conveyancing list. I was using a family conveyancing solicitor in West Ham round the corner but the firm is not approved by Halifax
We will our best to assist in finding you a conveyancing solicitor in West Ham on the Halifax panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in West Ham. Using search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in West Ham.
I need to instruct a conveyancing practitioner in West Ham for my home move. Is there any facility to review a firm’s complaints history with the profession’s regulator?
Anyone may find presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions started on or after Jan 2008. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA may recorded telephone calls for training purposes.
My husband and I recently become aware that one of the directors of the law firm handling the purchase conveyancing in West Ham is an uncle of the owners that we are buying from. Is this allowed?
Provided there is no conflict of interest this is allowable. Where you are requiring mortgage finance then the lender may have a say as many lenders have specific instructions on this. For example for Clydesdale Bank as of 28/4/2024, the requirements read as follows :