Is the fact that my solicitor in Witham is not identified on my lender's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Witham conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
IfI was to buy a freehold homein Witham mortgage fee and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Witham?
Any savings you would make will be isolated to the costs for searches. Your solicitor still be obliged to do everything else - money laundering, liaising with the vendors lawyer, SDLT submission, register the property etc. A slight saving might be made by not needing to register a mortgage but it will not be meaningful.
In reviewing moneysavingexpert.com for an affordable lawyer in Witham, many comment that I must look for a CQS accredited lawyer. Can you explain what CQS is?
Witham Conveyancing Quality Scheme law firms have achieved accreditation by the law Society The Law Society introduced CQS to promote high standards in the home legal process. CQS helps home movers to recognise solicitor firms who provide a quality residential conveyancing. Witham is one of the many areas in England and Wales in which accredited firms are located. The conveyancing scheme requires law firms to undergo a strict assessment, compulsory training, self-certification, 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 Council of Mortgage Lenders.
My business partner and I are looking to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering fixed charges for commercial conveyancing in Witham for below £1,200?
We can recommend firms who host a wealth of experience of commercial conveyancing in Witham, including the disposal and acquisition of businesses as well as simply premises. If you are looking to buy or sell a shop, pub, restaurant, office, retail unit or a whole business we can put you in touch with the right firm. As for the costs these will vary based on the structure and nuances of the deal. Let us have your details or phone us so that we may furnish you with comprehensive commercial conveyancing quote.
We're FTB’s - had an offer accepted, but the selling agent advised that the owners will only go ahead if we instruct their recommended lawyers as they want a ‘quick sale’. We would rather use a family conveyancer accustomed to conveyancing in Witham
It is unlikely the vendors are driving this. If they desire ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)but you are going to instruct your own,trusted Witham conveyancing firm - not the ones that will give their negotiator at the agency a referral fee or achieve conveyancing targets set by HQ.
I am purchasing a property and require a conveyancing solicitor in Witham who is on the bank solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who carry out conveyancing in Witham. We dont recommend any particular conveyancing practice.