We are buying a 2 bedroom apartment in Chatteris with a mortgage. We have a Chatteris solicitor, however the lender says she’s not on their "panel". It seems we have little option but to select one of the mortgage company panel solicitors or continue with our Chatteris property lawyer as well as pay for one of their panel ones to represent them. We feel that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Chatteris conveyancing lawyer to apply to be on the conveyancing panel.
It is 10 years ago since I purchased my home in Chatteris. Conveyancing solicitors have just been retained on the sale but I am unable to find the title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be retained by your mortgage company or they may be in the possession of the solicitor who handled the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Chatteris relates to registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.
After scouring mumsnet.com for a high-quality solicitor in Chatteris, most advise that I must use a CQS accredited solicitor. Can you explain what CQS is?
Chatteris Conveyancing Quality Scheme solicitors have achieved certification by the law Society The Law Society established CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS helps buyers and sellers to recognise solicitor firms that provide a quality residential conveyancing. Chatteris is one of the many areas in England and Wales in which CQS are located. The conveyancing scheme requires practices to undergo a strict assessment, compulsory training, self-certification, spot checks and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Council of Mortgage Lenders.
I just bought a house at auction in Chatteris. Conveyancing is required. What are my next steps?
Now that you are legally committed yourself to purchase you will need to find a conveyancing solicitor soon as you now have a fast approaching a drop dead date to complete the purchase. Every auction property will have an associated auction pack. This will include evidence of title and search results. Where you are dealing with leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to hand this to the lawyer instructed by you at the earliest opportunity. Do make sure that your finances are in place to complete the transaction on the set completion date.
I am purchasing a property in Chatteris. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
Given that you are obtaining a mortgage with Santander your lawyer must follow the formal requirements set out in Section two of UK Finance Lenders’ Handbook for Santander. The CML Handbook includes minimum conditions for solar panel roof-space leases, and solicitors are required to report to Santander where a lease fails to comply with these conditions. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Chatteris.
I am currently in the process of buying my council flat in Chatteris. I have a mortgage agreed with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I need some quick conveyancing in Chatteris as I am faced with an ultimatum to sign on the dotted line within one month. A mortgage is not required. Is it possible to decline from having conveyancing searches to save fees and time?
If.Given you are are a cash buyer you are at free not to have searches conducted although no law firm would advise that you don't. Drawing on our experience of conveyancing in Chatteris the following are examples of issues that can be revealed and therefore impact market value: Enforcement Actions, Overdue Charges, Overdue Grants, Railway Schemes,...