Are all Desford Conveyancing Quality Solicitors on the Nottingham conveyancing list of approved firms?
Some major lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is 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 solicitors wishing to remain on their panels.
How can we know in advance if a Desford conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Desford getting 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 advise that you speak with the solicitor handling your transaction.
I have finally had an offer on a maisonette in Desford agreed to, the sellers do however have an associated purchase. The owners have placed an offer on on an apartment, however it’s not been accepted yet, and are looking at other flats booked. I have instructed a local conveyancing solicitor in Desford. What should be my next step? When do I get the mortgage application with Kent Reliance going?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Desford conveyancing search costs, etc). The first thing to do is ensure that your property lawyer is on the Kent Reliance approved list. Concerning the subsequent stages this very much dictated by the circumstances of your transaction, attraction to this property and on the state of the market. During a hot market some buyers will apply for a home loan with Kent Reliance and pay for the valuation and only if it comes back ok would they ask their lawyer to move forward with searches.
My colleague suggested that if I am purchasing in Desford I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Desford conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Desford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Desford Education with maps and statistics, Local Amenities and other useful data concerning Desford.
I have justfound out that Wolstenholmes have been shut down. They carried out my conveyancing in Desford for a purchase of a leasehold flat 12 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Desford conveyancing specialists.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Desford is where the house is located. Is there any guidance you can give?
Flying freeholds in Desford are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Desford you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Desford 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 premises.
I was recommended by a few selling agents in Desford to choose a property lawyer using your seach tool. What’s the financial incentive for Estate Agents to recommend your services over and above alternative conveyancing organisations?
We refuse to make any commission for sending work our way. We thought it would be too underhand to pay a commission as members of the public would 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.
I pay a service charge for my flat in Desford. As a result of personal circumstances I fell into arrears with remittance. I negotiated a clearance plan but there remains two remaining in arrears.
I am under pressure to dispose of the property and I am nervous that this will hold me back if I have to pay off the arrears first. Do I have to settle before - is this possible?
You should check with the conveyancer undertaking your Desford conveyancing but it might be possible to arrange for the debt to be attributed to the purchasers. The sale price due would be adjusted to reflect the amount of debt they take on. They could then pay the outstanding monies once they are the owners.