After scouring consumer advice sites for a recommended lawyer in Browns Green, many post that I must use a CQS kitemarked solicitor. 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 * adherence to prudent and efficient conveyancing processes via the scheme protocol the standard includes numerous firms who perform conveyancing in Browns Green.
We have agreed to purchase a house in Browns Green. An unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Co-operative your lawyer must comply with the formal requirements set out in Part two of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Co-operative where a lease does not meet these provisions. The specifications relate to the installation of panels on properties nationwide and is not limited to Browns Green.
We expect to receive a AIP from UBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Browns Green solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Browns Green solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
It is unclear whether my mortgage offer requires a lease extension. I have called into my local Browns Green building society branch on numerous occasions and was informed it wasn't a problem and they will lend. My Browns Green conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancing practitioner has to comply with the CML Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have been on the look out for a leasehold apartment up to £195,000 and identified one close by in Browns Green I like with amenity areas and transport links nearby, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Browns Green in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage the shortness of the lease will be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this.
What tools are available to identify a Browns Green solicitor on the Bank of Scotland conveyancing panel? I have a car and am willing to travel upto 10miles to meet the solicitor.
Feel free to make use of the search on this website. Please choose the mortgage company and your location and you will see a number of Browns Green conveyancing lawyers based on proximity. We have detailed some Browns Green conveyancing firms at the bottom of this page and you can call them to check whether they are on the Bank of Scotland approved list
We're novice buyers - agreed a price, but the property agent told us that the vendor will only move forward if we use the agent's recommended solicitors as they want an ‘expedited deal’. We would rather use a high street solicitor used to conveyancing in Browns Green
It is improbable the vendors are behind this. Should the owner desire ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Browns Green conveyancing solicitors - as opposed tothe ones that will give the negotiator at the agency a commission or achieve conveyancing figures pre-set by senior management.