Some advice if I may. My Glenfield solicitor is assuring me that he has toconduct Glenfield conveyancing searches due to the fact thatthe firm are on the Nat Westapproved lawyer panel. Is this really necessary?
You have limited options available to you. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Glenfield conveyancing searches.
In looking at mumsnet.com for an online solicitor in Glenfield, many post that I should instruct a CQS kitemarked lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's leading mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Glenfield is one of the many areas in England and Wales where there are Accredited solicitors.
We are intent on selling our home in Glenfield and according to the buyers it appears that there is a risk of it being built on contaminated land. A high street Glenfield conveyancer would know this is not the case. For the life of me I don't know why the buyers used an online conveyancing firm rather than a conveyancing solicitor in Glenfield. Having lived in Glenfield for three years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You should enquire of 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 life insurance to cover that same illness)
I used Action Conveyancing several years past for my conveyancing in Glenfield. Now, I need the documents however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Glenfield of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We are 17 days into a leasehold purchase having been referred to a firm by the selling agent to carry out the conveyancing in Glenfield. I am am extremely dissatisfied with the level of service. Can you you assist me in finding new conveyancers?
A solicitor would need to be really poor in order to consider changing them. Has the mortgage been generated? In the event that it has you will need to advise them of the new contact details and have the mortgage documents are re-sent. The solicitor ideally needs to be on the mortgage company panel to avoid added costs and complications. So that should be your starting point. The search tool should assist you in finding a bank approved solicitor for your home move in Glenfield
We are in the middle of buying a house in Glenfield. Conveyancing solicitor has told us the title is "Leasehold". Will this likely make a difference on the salability of the house?
Glenfield conveyancing does not ordinarily involve leasehold houses. The key consideration here is the length of lease and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's essentially freehold, so it shouldn't impact the marketability too much.
At the other end of the spectrum, if it's, say, 50 years it is bound to have a material impact on the saleability, and most likely wouldn't be acceptable to the lender. The remaining lease term and ground rent will be stated in the lease provided to your conveyancer.