My partner and I are looking to acquire a flat in Cleveleys and are in fact using a Cleveleys conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. HSBC Bank have this evening contacted us to advise us that they have now hit a problem as our Cleveleys conveyancer is not on their approved list of lawyers. What do we do from here?
If you are buying a property with the assistance of a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Cleveleys lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
We are buying a property and need a conveyancing solicitor in Cleveleys who is on the TSB approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Cleveleys.
When researching online forums for a cheap solicitor in Cleveleys, many say that I must instruct a CQS assured lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). CQS is not a scheme offered by the Society for Licensed Conveyancers. Cleveleys is one of the many areas of the UK where there are CQS solicitors.
It has been 2 months following my purchase conveyancing in Cleveleys completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I decided to have a survey carried out on a property in Cleveleys prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may not issue a mortgage on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. Should you wish to call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Cleveleys. Conveyancing will be smoother if you use a solicitor in Cleveleys especially if they are accustomed to such properties in Cleveleys.
I need to appoint a conveyancing solicitor for sale conveyancing in Cleveleys. I've stumble across a site which seems to have the ideal solution If there is a chance to get all formalities done via web that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?