My partner and I are hoping to buy a property in Moor Row and have appointed a Moor Row conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Santander have this morning contacted us to advise us that there is now an issue as our Moor Row solicitor is not on their approved list of lawyers. Please explain?
If you are buying a property requiring a mortgage it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Moor Row lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
When scouring online forums for an online lawyer in Moor Row, many post that I should instruct a CQS assured lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in the legal transfer of properties, trusted by some of the UK's major lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Moor Row is one of the numerous areas of the UK where there are CQS lawyers.
We are purchasing a flat in Moor Row. It might be a silly question but how we can trust a lawyer? On the day of competition we have to send money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am assisting my niece sell her flat in Moor Row. Does the conveyancing solicitor arrange an energy performance certificate or it is for the seller to coordinate?
After the demise of HIPs, energy performance certificates remained a compulsory part of selling a property. An EPC must be to hand prior to the property being marketed. This is not as aspect of the sale process that conveyancers normally arrange. Where you are instructing a Moor Row conveyancing solicitor they might be able to arrange energy performance certificates given their contacts with reputable local energy assessors
This question may be naive but I am new to the house moving as a first time buyer of a ground floor flat in Moor Row. Do I pick up the keys to the property on the completion date from my conveyancer? If this is the case, I will appoint a local conveyancing solicitor in Moor Row?
On the day of completion you will not be required to go to the conveyancers office in Moor Row. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's lawyers, and once they have received this, you will be called to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
My colleague advised me that if I am buying in Moor Row I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Moor Row conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Moor Row around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Moor Row Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information about Moor Row.
Due to the encouragement of my in-laws I had a survey completed on a property in Moor Row in advance of appointing solicitors. I have been told that there is a flying freehold element to the house. The surveyor has said that some mortgage companies will refuse to give a loan on a flying freehold home.
It depends who your proposed lender is. HSBC has different requirements from Halifax. If you contact us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Moor Row. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Moor Row to see if the conveyancing will be more expensive.
Is it possible to change conveyancer as I have to find a firm on the The Mortgage Works conveyancing panel. I had appointed a family conveyancing solicitor in Moor Row five minutes from me but she is not approved by The Mortgage Works
It would be our pleasure to help you find a conveyancing solicitor in Moor Row on the The Mortgage Works panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Moor Row. Using the find a conveyancing solicitor tool on this site, you can contrast charges for conveyancing solicitors in Moor Row and beyond.