When researching consumer advice sites for an affordable lawyer in Stalham, many post that I must use a CQS accredited solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's leading banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Stalham is one of the numerous areas in England and Wales where there are Accredited lawyers.
I am currently in the process of buying my council flat in Stalham. I have a mortgage offer with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
After months of negotiation I have agreed a price on a house in Stalham. My financial adviser pressured me to appoint their lawyer. I paid an upfront payment of £225. Shortly after, the solicitor contacted me sheepishly admitting that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my flat. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being a right pain. The Stalham solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What does a local search inform me concerning the property we're buying in Stalham?
Stalham conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search plays an important role in most Stalham conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your property. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Stalham is the location of the property. Is there any guidance you can give?
Flying freeholds in Stalham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stalham 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 Stalham may ascertain 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 property.
Am I right to be wary by estate agents that I am dealing with are encouraging me to use an online conveyancing firm rather than a High Street Stalham conveyancing practice?
As with many professional services, often referrals from family and friends can be extremely useful or valuable. Nevertheless there are many players in a conveyancing deal; estate agents, mortgage brokers and mortgage companies might all recommend conveyancers to select. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there exists a commercial relationship behind the recommendation. You have the discretion to choose your own conveyancer. You need to be aware that many mortgage providers specify a panel list of law firms you must use for the mortgage related work in your conveyancing.