When looking at online forums for a recommended lawyer in Shotton, many post that I must look for a CQS kitemarked lawyer. What is CQS?
Shotton Conveyancing Quality Scheme practices have been granted certification under the Law Society's Scheme (CQS) The Law Society established CQS to promote high standards in the home legal process. CQS enables consumers to identify practices that provide a quality residential conveyancing. Shotton is one of locations in England and Wales in which accredited firms have offices. The scheme requires law firms to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments 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 Council of Mortgage Lenders.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Shotton conveyancer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Shotton. I have a mortgage offer with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
I had an offer accepted on a house in Shotton on 30/12/2025, valuation was booked 3 days later, received a clean bill of health. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Can the lender hold off the offer?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
I need some quick conveyancing in Shotton as I have a deadline to exchange contracts inside one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save money and time?
As you are are a cash purchaser you have the choice not to have searches conducted although no law firm would advise that you don't. Drawing on our experience of conveyancing in Shotton the following are examples of what can crop up and adversely impact future saleability: Refused Planning Applications, Overdue Charges, Overdue Grants, Railway Schemes,...
I used Action Conveyancing a few years past for my conveyancing in Shotton. I now require my papers however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shotton of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the input of my in-laws I had a survey completed on a house in Shotton before retaining solicitors. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may not issue a mortgage on a flying freehold premises.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. Should you wish to telephone us we can look into this further with 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 Shotton. Conveyancing will be smoother if you use a solicitor in Shotton especially if they are familiar with such properties in Shotton.
My business partner and I are planning to lease a unit on the high street. Can you recommend lawyers offering fixed charges for non-domestic conveyancing in Shotton for below £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Shotton, including the sale and purchase of businesses as well as simply premises. If you are hoping to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. As for the costs these will vary based on the structure and terms of the proposed transaction. Let us have your details or telephone so as to enable us to furnish you with a detailed commercial conveyancing calculation.