Having invested time scouring moneysavingexpert.com for a conveyancing solicitor in Lechlade, most advise that I should instruct a CQS assured solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing processes via the scheme protocol It covers many firms who handle conveyancing in Lechlade.
I am the sole beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Lechlade. Conveyancing formalities meant that the Land Registry date was in March. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship could be treated the same way as if I'd bought the house in March. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How practical a view banks take of it, depend on the bank as this clause principally exists to capture subsales or the flipping of property.
Is it correct that all Lechlade CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
I can not work out if my bank requires a lease extension. I have telephoned my Lechlade building society branch on a couple of occasions and was informed it wasn't a problem and they will lend. My Lechlade conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Your solicitor has to comply with the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
The deeds to our house are lost. The solicitors who conducted the conveyancing in Lechlade 5 years ago are no longer around. What are my options?
Assuming you have a registered title the information relating to your proprietorship will be held by the Land Registry under a Title Number. It is easy to conduct a search at the Land Registry, identify your house and order up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be ordered for a small fee.
How does conveyancing in Lechlade differ for new build properties?
Most buyers of new build premises in Lechlade approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Lechlade tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lechlade or who has acted in the same development.
As co-executor for the will of my father I am disposing of a property in Neath but I am based in Lechlade. My lawyer (based 300 kilometers from meneeds me to execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Lechlade to witness this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Lechlade based
Are all Lechlade solicitors on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can go into your local bank branch in Lechlade. Chances are that they will know some good conveyancing solicitors in Lechlade