When reading online forums for an online lawyer in New Malden, many comment that I should look for a CQS kitemarked lawyer. What is CQS?
New Malden Conveyancing Quality Scheme practices have achieved certification by the law Society CQS was established to promote high standards in the in the legal transfer of properties. CQS enables consumers to recognise practices who provide a quality residential conveyancing. New Malden is one of the many areas in England and Wales in which CQS have a presence. The scheme requires practices to undergo a strict assessment, compulsory training, self-reporting, random audits 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.
We are purchasing a property in New Malden. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to put funds into their account. What protection do we have from them run away with our deposit?
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.
Are all New Malden Conveyancing Quality Solicitors on the Yorkshire BS conveyancing list of approved solicitors?
It is true that some lenders now utilise the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local New Malden solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your New Malden postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in New Malden.
What will a local search tell me about the property I am buying in New Malden?
New Malden conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search plays a central role in many a New Malden conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I decided to have a survey completed on a property in New Malden before retaining solicitors. I have been informed that there is a flying freehold element to the house. My surveyor has said that some banks tend not grant a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in New Malden. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in New Malden to see if the conveyancing will be more expensive.
As co-executor for the will of my aunt I am selling a residence in Newport but I am based in New Malden. My conveyancer (approximately 260 kilometers from meneeds me to sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in New Malden to witness this legal document for me?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are New Malden based
How and when do I cover the costs of stamp duty due for my New Malden flat purchase?
Your conveyancing practitioner should complete a Land Transaction Return Form for you as part of your New Malden conveyancing transaction for you to sign. After completion your lawyer will submit your STL Return Form to the Tax Authorities and - as long as they have the money - settle any Stamp Duty due for you.