Is it the case that all Chase Cross CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing panel?
It is true that some banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being pedantic. The Chase Cross solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Chase Cross solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Chase Cross surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
We are planning on selling our property in Chase Cross and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed an online conveyancing outfit as opposed to a conveyancing solicitor in Chase Cross. Having lived in Chase Cross for many years we know that this is a non issue. Should we contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to check with 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 health insurance to cover that same sickness)
Due to the input of my in-laws I had a survey completed on a house in Chase Cross prior to instructing lawyers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some banks will refuse to give a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Chase Cross. Conveyancing will be smoother if you use a solicitor in Chase Cross especially if they are familiar with such properties in Chase Cross.
I was recommended by numerous estate agents in Chase Cross to choose a solicitor using your seach tool. Is there a financial upside for Estate Agents to offer your site over and above a competitor’s?
We refuse to give any referral fee for pointing buyers and sellers in our direction. We thought it would be too underhand a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
As co-executor for the estate of my aunt I am disposing of a property in Swansea but live in Chase Cross. My solicitor (approximately 300 kilometers awayrequires that I sign a statutory declaration before completion. Could you suggest a conveyancing solicitor in Chase Cross to attest this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are located in Chase Cross
I have just started marketing my basement flat in Chase Cross. Conveyancing has not commenced, but I have recently received a quarterly service charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal as all ground rent and service payments should be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the proprietor of a a ground floor purpose built flat in Chase Cross. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?
Most definitely. We can put you in touch with a Chase Cross conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Chase Cross property is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case related to 1 flat. The unexpired residue of the current lease was 57.5 years.