I am obtaining a mortgage offer from Santander. I hope to enlist the help of a Licensed Conveyancer in Tring. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
After reviewing online forums for a recommended solicitor in Tring, many advise that I should instruct a CQS kitemarked solicitor. Can you explain what CQS is?
Tring Conveyancing Quality Scheme solicitors have been granted certification by the law Society The Law Society introduced CQS to promote high standards in the in the legal transfer of properties. CQS enables consumers to recognise solicitor firms who provide a quality residential conveyancing. Tring is one of locations in England and Wales in which accredited firms have offices. The scheme requires law firms to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
Have just purchased a repossessed house at auction in Tring. Conveyancing is needed. What happens now?
Having exchanged you now have to appoint a conveyancing solicitor soon as you will have a fast approaching a drop dead date to complete the deal. Every auction property will ordinarily have a bespoke auction set of papers. This will include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You should pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.
A colleague informed me that in buying a property in Tring there may be a number of restrictions preventing external changes to a property. Is this right?
We are aware of a number of properties in Tring which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Tring should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you help - my lawyer advises that defective lease insurance is necessary on my purchase. What is the level of cover for Tring conveyancing?
The right level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Leeds Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
five months have gone by following my purchase conveyancing in Tring completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Tring is the location of the property. Is there any guidance you can impart?
Flying freeholds in Tring are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tring you would need to get your solicitor to go 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 Tring may determine 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 residence.