In reviewing consumer advice sites for a recommended lawyer in Blaby, many post that I should instruct a CQS kitemarked solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing procedures via the scheme protocol the standard includes numerous companies who conduct conveyancing in Blaby.
We previously selected solicitors locally in Blaby on the Nationwide solicitor panel. They are now charging me a supplemental fee for dealing with the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. This charge is not dictated by Nationwide but by your Blaby conveyancing practitioner. Plenty of firms on the Nationwide panel will charge ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Coventry BS. I assume I don't need a Blaby property lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS 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 Coventry BS mortgage from the register. Coventry BS, 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 Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I have a mortgage with Virgin Money for my property in Blaby. Conveyancing has been completed 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?
Virgin Money must be informed of your intention prior to renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Virgin Money directly. You need not do this via a Virgin Money conveyancing panel lawyer.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Blaby is where the house is located. What do you suggest?
Flying freeholds in Blaby are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Blaby 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 Blaby may decide 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 premises.
I need to retain a conveyancing solicitor for remortgage conveyancing in Blaby. I've chance upon a web site which seems to have the ideal solution If there is a chance to get all formalities completed via phone that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
We have chosen a Blaby conveyancing solicitor for our house purchase (novice purchasers) and have spotted in the Ts and Cs that they are not regulated by the Financial Conduct Authority. Need I be worried or is that the norm with lawyer?
We can't see why they should be. Most lawyer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who set strict rules in place on monies deposited on client account.