We were about to instruct a conveyancing solicitor in Alston found on your site but have come across some other quotes on the internet seem cheaper – how come?
You can find many firms of solicitors promoting pretending to offer cheap conveyancing, unfortunately it’s common in such cases for extrafees end up with the closing bill totally different to the one you expected. According to the Legal Ombudsman charges contained in terms of business should be transparent and reasonable invoiced The conveyancers that we put forward for conveyancing in Alston clearly state all costs for a domestic conveyancing matter.
When looking at mumsnet.com for an affordable solicitor in Alston, many advise that I must look for a CQS kitemarked lawyer. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing processes via the scheme protocol It includes many companies who perform conveyancing in Alston.
I am selling my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being a right pain. The Alston solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
Santander have agreed my home loan in principle, my offer on a apartment in Alston has been accepted, what happens next?
The estate agent will wish to be advised as to your property lawyer's details (ensure that the conveyancers are on the bank’s approved list). Call up Santander or your financial adviser and finish off any appropriate paperwork. Santander will appoint a valuer who will get in touch with the selling agent or owners to arrange an appointment. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Santander will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Alston.
At last I have had an offer on an apartment in Alston accepted, the owners do nevertheless have a tied purchase. The vendors have offered on on an apartment, but it’s not yet agreed to, and have viewings of other properties booked. I have instructed a local conveyancing solicitor in Alston. What should be my next step? When should I get the mortgage application with UBS going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Alston conveyancing search costs, etc). The first course of action is to ensure that your conveyancing practitioner is on the UBS conveyancing panel. Regarding the next steps this very much dictated by the specifics of your transaction, attraction to the property and on the state of the market. In a hot market the majority of purchasers would apply for a home loan with UBS and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to move forward with searches.
I opted to have a survey done on a house in Alston prior to retaining solicitors. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some banks tend not grant a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can investigate further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Alston. Conveyancing may be slightly more expensive based on your lender's requirements.
Being a tenant I am liable for a maintenance fee for my property in Alston. Due to redundancy and personal issues I slipped behind with remittance. I negotiated a payment plan but there remains three thousand pounds left in arrears.
I want to dispose of the property and I am nervous that this may hold me back if I have to settle the amount due first. I'd like to sell up and then pay them back with the proceeds - is this viable?
Your lawyer will hopefully be in a position to negotiate with the appropriate parties, and agree with them whether or not they would accept payment out of the sale proceeds. Here is indicative of why it might be good to choose a solicitor in Alston as they are likely to have an established relationship with the parties.