Are all Frenchay Conveyancing Quality Solicitors on the Santander conveyancing list of approved firms?

It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.

The formalities of my remortgage has taken place for my property in Frenchay. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?

Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I have finally had an offer on a flat in Frenchay accepted, the owners do however have an associated purchase. The owners have offered on a flat, however it’s not yet tied up, and are looking at other properties booked. I have selected a high street conveyancing solicitor in Frenchay. What should be my next step? When should I get the mortgage application with Coventry BS going?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then survey, Frenchay conveyancing search fees, etc). First, you should ensure that your conveyancer is on the Coventry BS approved list. As to the next stages this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a buoyant market the majority of home buyers would apply for a home loan with Coventry BS and arrange for the valuation and only if it was satisfactory would they request their conveyancer to press on with the conveyancing in Frenchay.

Should our solicitor be raising enquiries regarding flooding as part of the conveyancing in Frenchay.

Flooding is a growing risk for solicitors dealing with homes in Frenchay. There are those who buy a property in Frenchay, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Conveyancers are not best placed to give advice on flood risk, but there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Frenchay. The conventional set of property information forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the vendor to determine whether the premises has suffered from flooding. If the residence has been flooded in past and is not notified by the owner, then a buyer could commence a legal claim for losses resulting from an misleading reply. The buyer’s conveyancers should also order an environmental search. This should indicate whether there is any known flood risk. If so, additional investigations should be made.

I acquired my house on 16 January and my personal details are still not on the land registry website. Need I be worried? My conveyancing solicitor in Frenchay advises it should be concluded in less than a month. Are properties in Frenchay particularly slow to register?

As far as conveyancing in Frenchay registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether it is in order and if the Land registry have to notify any 3rd persons or bodies. At present in the region of 80% of submission are completed in less than three weeks but some can be subject to protracted delays. Historically registration occurs after the purchaser is living at the property thus 'speed' is not usually primary concern yet if it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.

Just had an offer accepted on a new build flat in Frenchay. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Frenchay

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

What makes your site different to other internet conveyancing brokers for conveyancing in Frenchay?

At this site obtain a conveyancing quote via a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Frenchay. As opposed to estate agents and brokerage sites we do not operate referral deals with solicitors. A large number of agents and online brokers 'recommend' the firm paying the most commission, not the best value conveyancing in Frenchay