Is the fact that my solicitor in Midhurst is not on my mortgage company's solicitor panel that there is a problem with the standard of his work?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Midhurst conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
We are purchasing a house and need a conveyancing solicitor in Midhurst who is on the RBS approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Midhurst.
In researching moneysavingexpert.com for a recommended lawyer in Midhurst, most comment that I must instruct a CQS assured solicitor. Can you explain what CQS is?
Midhurst Conveyancing Quality Scheme solicitors have obtained accreditation under the Law Society's Scheme (CQS) The Law Society created CQS to promote high standards in the in the legal transfer of properties. CQS enables buyers and sellers to identify solicitor firms who provide a quality residential conveyancing. Midhurst is one of the many areas in England and Wales in which accredited firms have a presence. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.
The deeds to my house are lost. The lawyers who handled the conveyancing in Midhurst 10 years ago have long since closed. What are my options?
Assuming the title is registered the details of your proprietorship will be retained by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, locate your house and order current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a quick, chain free conveyancing. Midhurst is the location of the property. What do you suggest?
Flying freeholds in Midhurst are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Midhurst you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Midhurst may ascertain 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 property.
In my capacity as executor for the will of my grandfather I am disposing of a residence in Monmouth but I am based in Midhurst. My lawyer (who is 300 miles awayrequires that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Midhurst who can attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Midhurst based