When looking at moneysavingexpert.com for an affordable solicitor in Colyers, many post that I must instruct a CQS accredited solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's biggest banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Colyers is one of the numerous areas of the UK where there are Accredited solicitors.
Will our solicitor be making enquiries about flooding as part of the conveyancing in Colyers.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Colyers. Some people will purchase a house in Colyers, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a numerous searches that can be initiated by the buyer or on a buyer’s behalf which should give them a better understanding of the risks in Colyers. The standard property information forms given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to determine whether the premises has historically flooded. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser may bring a compensation claim as a result of such an inaccurate answer. The purchaser’s lawyers may also carry out an enviro search. This should indicate whether there is a recorded flood risk. If so, further inquiries should be carried out.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Colyers is the location of the property. Can you shed any light on this issue?
Flying freeholds in Colyers are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Colyers you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Colyers 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.
In my capacity as executor for the will of my grandfather I am disposing of a property in Newport but I am based in Colyers. My conveyancer (approximately 250 miles awayneeds me to execute a stat dec prior to completion. Could you suggest a conveyancing practitioner in Colyers to witness this legal document for me?
strictly speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are based in Colyers
Can you provide any top tips for leasehold conveyancing in Colyers with the intention of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Colyers can be reduced where you appoint lawyers as soon as your agents start advertising the property and request that they start to collate the leasehold information which will be required by the buyers’ lawyers. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share document. Obtaining a re-issued share certificate can be a lengthy process and delays many a Colyers conveyancing transaction. Where a duplicate share certificate is required, do contact the company officers or managing agents (if applicable) for this at the earliest opportunity. Many freeholders or Management Companies in Colyers charge for providing management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most common reason for delay in leasehold conveyancing in Colyers. A minority of Colyers leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.
After years of dialogue we are unable to agree with our landlord on how much the lease extension should cost for our flat in Colyers. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to decide the price payable.
An example of a Lease Extension case for a Colyers flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The unexpired term as at the valuation date was 76 years.