Is the fact that my solicitor in Beaconsfield is not identified on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Where you are concerned you should contact the Beaconsfield conveyancing practice and ask them why they are no longer on the approved list for your bank.
When reading consumer advice sites for an affordable lawyer in Beaconsfield, many post that I should instruct a CQS accredited solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's biggest mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Beaconsfield is one of the many areas in England and Wales where there are CQS solicitors.
How does conveyancing in Beaconsfield differ for newly converted properties?
Most buyers of new build property in Beaconsfield contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Beaconsfield tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Beaconsfield or who has acted in the same development.
Over the last few months I have been searching for a flat up to £305k and found one round the corner in Beaconsfield I like with amenity areas and railway links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Beaconsfield suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan that many years will likely be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
What does commercial conveyancing in Beaconsfield cover?
Non domestic conveyancing in Beaconsfield incorporates a broad range of guidance, given by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
Am I better off to choose a Beaconsfield conveyancing practitioner based in the location that I am purchasing? I have an old university friend who can handle the conveyancing but his firm is located approximately 350miles away.
The benefit of a high street Beaconsfield conveyancing firm is that you can attend the office to sign documents, deliver your ID and pester them if necessary. They will also have local insight which is a bonus. However it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and the majority were happy that must outweigh using an unfamiliar Beaconsfield conveyancing lawyer just because they are based in the area.