Is the fact that my solicitor in Cannock is not identified on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor 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 Cannock conveyancing firm and ask them why they are no longer on the approved list for your lender.
Is it the case that all Cannock CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing list of approved practices?
A selection of lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I am currently in the process of buying my council flat in Cannock. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
Completion of my purchase has taken place for my property in Cannock. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Cannock is the location of the property. What do you suggest?
Flying freeholds in Cannock are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cannock you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cannock may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am downsizing from my home. My previous solicitors has retired. I am in need of a recommendation of a conveyancing firm. Im based in Cannock if that affects matters.
Do use our search tool to help you choose a solicitor for your conveyancing in Cannock. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
My husband and I are a fortnight into a residential purchase having been recommend to solicitors by the selling agent to handle our conveyancing in Cannock. I am not happy. Could you you assist me in finding new solicitors?
They would have to be really poor to suggest diss instructing them. Has the mortgage offer been issued? If so you will need to advise them of the new contact details and get the mortgage documents are issued to the new lawyers. The conveyancer should be on the banks panel to avoid supplemental costs and frustration. That should be your first question of the new lawyers. The find a solicitor tool can help you find a lender approved solicitor for your home move in Cannock
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £400,000 garden flat in Cannock in just under a week. The landlords agents has quoted £312 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge exorbitant fees for a flat conveyance in Cannock?
For the majority of leasehold sales in Cannock conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Completing pre-contract questions
Where consent is required before sale in Cannock
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Cannock Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to buying
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Are any of leasehold owners in arrears of their service charge liability? Please inform me if there are any major works on the horizon that could add a premium to the maintenance fees? The prefered form of lease arrangement is a share of the freehold. In this scenario the tenants have control and even though a managing agent is usually employed if it is bigger than a house conversion, the managing agent employed by the leaseholders.