As someone clueless as to the Shortlands conveyancing process what is your top tip you can impart concerning the legal transfer of property in Shortlands
You may not hear this from too many lawyers but conveyancing in Shortlands or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is an abundance of room for friction between you and others involved in the home moving process. E.g., the vendor, selling agent and sometimes the mortgage company. Choosing a solicitor for your conveyancing in Shortlands should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose role it is to protect your best interests and to keep you safe.
On occasion a potential adversary may attempt to persuade you that you should follow their advice. For instance, the property agent may claim to be assisting by claiming that your solicitor is wrong. Or your mortgage broker may try to convince you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
When scouring mumsnet.com for an affordable lawyer in Shortlands, many say that I should instruct a CQS accredited lawyer. What is CQS?
Shortlands Conveyancing Quality Scheme practices have achieved certification under the Law Society's Scheme (CQS) The Law Society introduced CQS to establish evidence of quality standards in the home legal process. CQS enables home movers to recognise practices who provide a quality residential conveyancing. Shortlands is one of locations in England and Wales in which CQS have offices. The scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, spot checks and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.
I am helping my aunt sell her flat in Shortlands. Will the solicitor arrange the energy assessment or do I organise this?
After the demise of Home Information Packs, energy performance certificates became a required element of selling a property. An EPC must be commissioned in advance of the property being advertised. It is not as aspect of the sale process that conveyancers normally arrange. If you are using a Shortlands conveyancing lawyer they may be able to arrange energy performance certificates given their relationships with long established Shortlands energy assessors
How can we know in advance if a Shortlands conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Shortlands getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor carrying out your conveyancing.
The formalities of my purchase has taken place for my property in Shortlands. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Will commercial conveyancing searches reveal planned roadworks that may impact a commercial premises in Shortlands?
Its becoming the norm that commercial conveyancing solicitors in Shortlands will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Shortlands. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Shortlands.
For every commercial conveyancing transaction in Shortlands it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Shortlands commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Shortlands.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Shortlands is where the house is located. Can you shed any light on this issue?
Flying freeholds in Shortlands are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shortlands you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shortlands 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 residence.
My brother has suggested that I instruct his conveyancers in Shortlands. Should I use them?
No doubt the ideal way to choose a conveyancing solicitor is to get referrals from friends or family who have actually used the solicitor that you are are thinking of instructing.