Is the fact that my conveyancer in Allestree is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Allestree conveyancing firm and ask them why they are no longer on the approved list for your bank.
When reviewing online forums for an online solicitor in Allestree, most comment that I must instruct a CQS accredited solicitor. What is CQS?
Allestree Conveyancing Quality Scheme solicitors have obtained accreditation under the Law Society's Scheme (CQS) The Law Society established CQS to promote high standards in the in the legal transfer of properties. CQS enables consumers to identify solicitor firms that provide a quality residential conveyancing. Allestree is one of the many areas in England and Wales in which CQS have offices. The scheme obliges solicitors to undergo a strict assessment, compulsory training, self-reporting, 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 Association of British Insurers.
I'm the single beneficiary of my late mum's will with all property in now in my sole name, including the my former home in Allestree. The Allestree property was put into my name in September. I now wish to sell up. I do know about the CML 6 month 'rule', meaning my proprietorship may be regarded the same way as though I had purchased the property in September. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires 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 may be impacted by that. Most mortgage companies would take a practical view as this provision is chiefly there to pick up on subsales or the flipping of properties.
How can we know in advance if a Allestree conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Allestree obtaining 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.
Yorkshire BS have agreed my mortgage in principle, my bid on a property in Allestree has been accepted, now what?
Your estate agent will want to be advised as to your conveyancing practitioner's details (ensure that the property lawyers are on the lender’s approved list). Contact Yorkshire BS or your financial adviser and finalise any appropriate paperwork. Yorkshire BS will appoint a valuer who will get in touch with the estate agent or owners to schedule a slot for the valuation to happen. Once carried out (assuming no problems) it takes about a week to receive the mortgage offer. Yorkshire BS will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Allestree.
My wife and I are selling our property in Allestree and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Allestree lawyer would know that there is no such problem. It does beg the question why the purchasers are using a nationwide conveyancing practice rather than a conveyancing solicitor in Allestree. We have lived in Allestree for six years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. 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 life insurance to cover that same ailment)
I decided to have a survey completed on a house in Allestree in advance of retaining lawyers. I have been informed that there is a flying freehold element to the house. My surveyor has said that some lenders tend not grant a mortgage on such a home.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Allestree. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Allestree to see if the conveyancing costs will increase in light of this.
Am I better off to go with a Allestree conveyancing practitioner who is local to the property I am purchasing? We have a good friend who can perform the legal formalities but they are based approximately 350miles drive away.
The primary upside of using a high street Allestree conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and pester them where appropriate. Having local Allestree know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and in the main were impressed that should surpass using an unknown Allestree conveyancing lawyer just because they are based in the area.