My partner and I are planning to buy a property in Nantwich and are in fact using a Nantwich conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Bank of Scotland have this evening contacted us to inform me that they have now hit a problem as our Nantwich solicitor is not on their approved list of lawyers. Is this a problem?
When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also represent the mortgage company. 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 solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel and you may continue to use your own Nantwich solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the mix.
We are about to sign contracts for a ground floor flat in Nantwich. We have hit a snag. Our mortgage offer with The Royal Bank of Scotland expires on 21/9/2021 but the owners are insisting on a completion date of 23/9/2021. Can one prolong the mortgage expiry date?
The best person to address this question is your solicitors who will hopefully calculate if he or she is should be discussing with the mortgage company, vendor’s conveyancers, estate agents or indeed all parties taking into account the circumstances your house move as of today.
In reviewing consumer advice sites for a high-quality lawyer in Nantwich, most advise that I should look for a CQS assured solicitor. Can you explain what CQS is?
Nantwich Conveyancing Quality Scheme solicitors have obtained certification under the Law Society's Scheme (CQS) CQS was brought about to promote high standards in the home buying process. CQS enables consumers to identify practices who provide a quality residential conveyancing. Nantwich is one of the many areas in England and Wales in which CQS are based. The scheme requires law firms to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
My uncle informed me that in purchasing a property in Nantwich there may be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
There are a number of properties in Nantwich which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Nantwich should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I happen to be the only recipient of my late mum's estate and I have everything in my name alone, including the house in Nantwich. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the property in June. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How sensible a view banks take of it, depend on the bank as this clause primarily exists to pick up on subsales or the wholesaling and assigning of property.
Is it correct that all Nantwich CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing panel?
Some major lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
I am looking for a conveyancing lawyer in Nantwich for my house move. Is it possible to review a firm’s record with the legal regulator?
One can search for presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find details Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator could recorded telephone calls for training requirements.
To what extent are Nantwich conveyancing solicitors under an obligation to the Law Society to supply clear conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Nantwich or beyond.