After reviewing mumsnet.com for a conveyancing lawyer in Tintagel, many advise that I should instruct a CQS assured solicitor. Can you explain what CQS is?
Tintagel Conveyancing Quality Scheme solicitors have been granted accreditation under the Law Society's Scheme (CQS) CQS was established to establish evidence of quality standards in the in the legal transfer of properties. CQS helps consumers to identify practices that provide a quality residential conveyancing. Tintagel is one of the many areas in England and Wales in which accredited firms are based. The scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Association of British Insurers.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in Tintagel. Do I collect the keys to the house on completion from my lawyer? If this is the case, I will find a local conveyancing solicitor in Tintagel?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the vendor’s lawyers, and once they have received this, you should be called to pick up the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
Is it the case that all Tintagel CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing list of approved solicitors?
Some major lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
Planning on purchasing a apartment in Tintagel. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Tintagel conveyancing practitioner is on the TSB conveyancing panel.
My wife and I own a terraced Edwardian house in Tintagel. Conveyancing lawyer acted for me and Nationwide Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, another for leasehold under the exact same property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tintagel and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing solicitor who conducted the conveyancing.
How does conveyancing in Tintagel differ for newly converted properties?
Most buyers of new build residence in Tintagel approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is completed. This is because house builders in Tintagel typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tintagel or who has acted in the same development.
We are 14 days into a leasehold purchase having been recommend to a firm by the selling agent to carry out the conveyancing in Tintagel. I am not happy. Can you you assist me in finding new lawyers?
A solicitor would have to be really bad in order to consider diss instructing them. Has your loan offer been generated? If so you must advise them of the replacement solicitor and have the mortgage documents are issued to the new lawyers. Your conveyancer should be on the lenders panel to avoid escalating expenses and delays. That should be your first question of the new lawyers. Our search tool can help you find a lender approved solicitor for your conveyancing in Tintagel