We are looking to buy a property and require a conveyancing solicitor in Rayleigh who is on the TSB solicitor panel. Can you recommend a local 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 TSB . We don't recommend any particular firms conducting conveyancing in Rayleigh.
After researching consumer advice sites for a conveyancing lawyer in Rayleigh, most post that I must use a CQS accredited solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. Rayleigh is one of the numerous areas in England and Wales where there are CQS lawyers.
We have agreed to purchase a house in Rayleigh. A rare aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is UBS your lawyer must follow the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and property lawyers are required to report to UBS where a lease fails to satisfy these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Rayleigh.
I have a mortgage with Lloyds for my property in Rayleigh. Conveyancing was finalised a year ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Lloyds?
Lloyds must be informed of your intention in advance of letting out your property as this is likely to be a breach of Lloyds’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Lloyds directly. You need not do this via a Lloyds conveyancing panel lawyer.
I recently had an offer agreed on an apartment in Rayleigh. My financial adviser suggested a conveyancer. I paid an upfront payment of £225. A few days later, the conveyancer called me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have todaybeen informed that Stirling Law have closed. They carried out my conveyancing in Rayleigh for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Rayleigh conveyancing specialists.
I'm purchasing my first flat in Rayleigh benefiting from help to buy. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The estate agent advised me not to tell my solicitor about the deal as it will put at risk my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What is the best way to find the right lawyer for my conveyancing in Rayleigh ?
Option 1 is to ask the people you trust who they used in the past and if they were happy with the service. Second, search the web for conveyancing in Rayleigh. Call a couple or more firms from the list and ask them to email you their conveyancing estimate and discuss your needs with the solicitor who will conduct your conveyancing before you make your decision. Third is to make use of our search tool to assist you in finding the right solicitors taking into account your unique factors including location,speed, complexity and who the proposed mortgage company is.Do not be fooled by lowest cost conveyancing solicitors in Rayleigh