When researching consumer advice sites for a high-quality solicitor in Garstang, most post that I must instruct a CQS assured solicitor. Can you explain what CQS is?
Garstang Conveyancing Quality Scheme solicitors have obtained certification by the law Society The Law Society created CQS to promote high standards in the in the legal transfer of properties. CQS helps house movers to recognise solicitor firms who provide a quality residential conveyancing. Garstang is one of locations in England and Wales in which accredited firms are located. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.
I have been told that property searches are a common cause of stalling in Garstang conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Garstang.
2 months have gone by following my purchase conveyancing in Garstang concluded. I have checked the Land Registry site which shows that I paid £175,000 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 asset 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'm purchasing a new build house in Garstang with a mortgage from Clydesdale. The sellers refused to move on the amount so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not inform my lawyer about this side-deal as it would adversely affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking for a flat up to £305k and found one close by in Garstang I like with open areas and railway links nearby, however it only has 61 remaining years left on the lease. I can't really find anything else in Garstang in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the shortness of the lease may be a potential deal breaker. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
I was recommended by numerous estate agents in Garstang to find a conveyancer on your site. What’s the financial upside for Estate Agents to offer your lawyers rather than a competitor’s?
We refuse to offer any commission for pointing buyers and sellers our way. We thought it would be too underhand to pay a commission as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.