In reading moneysavingexpert.com for an online solicitor in Eccleshall, many advise that I must use a CQS accredited lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). CQS is not a scheme offered by the Council of Licensed Conveyancing. Eccleshall is one of the many areas of the UK where there are Accredited solicitors.
My wife and I have a semi-detached Edwardian house in Eccleshall. Conveyancing lawyer represented me and Barclays . I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Eccleshall and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing lawyer who conducted the conveyancing.
I am looking for a ground for flat up to £305k and found one round the corner in Eccleshall I like with amenity areas and transport links nearby, however it only has 52 years on the lease. I can't really find anything else in Eccleshall for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage that many years may be problematic. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
What makes your site different to alternative web based conveyancing solicitors for conveyancing in Eccleshall?
At this site secure a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Eccleshall. As opposed to estate agents and brokerage sites we do not have referral deals with solicitors. Some agents and online brokers 'recommend' the firm who pay the most per referral, rather than the best value conveyancing in Eccleshall
Last December I purchased a leasehold flat in Eccleshall. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Eccleshall Leasehold Conveyancing - Examples of Queries before Purchasing
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On the whole the cost for major works are not built into the service charges, although there some managing agents in Eccleshall obliged leasehold owners to contribute towards a reserve fund created for the specific intention of establishing a fund for larger repairs or maintenance. How is the lease structured? What is the name of the managing agents?
Why do I have to supply my lawyer with various items of ID before I can commence with my conveyancing in Eccleshall?
Eccleshall lawyers are required by the Law Society, SRA, the Land Registry and current AML legislation to record that the have verified the identity of their clients. It is also sometimes a requirement of your lender if you are obtaining a mortgage. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, NI number and DOB.