I am in the process of selling my ground floor flat in Wickersley and the estate agent has just telephoned to say that the buyers are swapping law firm. I am told that this is due to the fact that the bank will only deal with solicitors on their approved list. On what basis would a major lender only engage with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Wickersley ?
Lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks blame a rise in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
After researching moneysavingexpert.com for an online lawyer in Wickersley, most comment that I must look for a CQS accredited solicitor. Can you explain what CQS is?
Wickersley Conveyancing Quality Scheme solicitors have obtained certification under the Law Society's Scheme (CQS) The Law Society established CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS helps house movers to recognise practices that provide a quality residential conveyancing. Wickersley is one of locations in England and Wales in which CQS are based. The scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, 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 Council of Mortgage Lenders.
What will a local search tell me regarding the house we're purchasing in Wickersley?
Wickersley conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Searchflow The local search plays an important role in many a Wickersley conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I have recentlybeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Wickersley for a purchase of a freehold house 12 months ago. How can I check that the property is in my name in the name of the previous owner?
The easiest method to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Wickersley conveyancing specialists.
Due to the guidance of my in-laws I had a survey completed on a house in Wickersley ahead of appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies will not give a loan on such a premises.
It varies from the lender to lender. Santander has different requirements for example to Halifax. If you contact us we can check via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wickersley. Conveyancing will be smoother if you use a solicitor in Wickersley especially if they are acquainted with such properties in Wickersley.
I'm refinancing my primary home to a buy to let loan with Norwich and Peterborough Building Society and I will use the rest of the raised equity towards another property. The location we are interested in is Wickersley. Will your lawyers be able to act for the two lenders and link together the transactions?
Make use of our search tool on this site to be sure that the lawyers are approved by both mortgage companies. On the basis that they are the conveyancer should be able to connect the two deals but you should talk with you solicitor and communicate your expectations and needs.