Unfortunately I am unable to travel far from Coleford. I would like to know the logic why all Coleford lawyers are not on all lender panels?
Even though it may seem unfair for banks to limit who can act for them, from the public’s or solicitor’s point of view, the the contrary view is that lending institutions are increasingly anxious and consider it crucial to protect them from illegal activities. As a result of this concern lenders have reduced their panel of approved conveyancing lawyers to a manageable size.
After looking at mumsnet.com for a recommended lawyer in Coleford, many post that I must instruct a CQS accredited lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. Coleford is one of the numerous areas of the UK where there are Accredited solicitors.
If you had a top tip for selecting a conveyancing solicitor in Coleford what would it be?
We would encourage you not to go for the lowest Coleford conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Is it the case that all Coleford CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing list of approved practices?
It is true that some lenders now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
After shopping around on the internet I have found a Coleford solicitor having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Coleford postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Coleford.
My wife and I own a terraced Georgian house in Coleford. Conveyancing solicitor represented me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for 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 Coleford and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing lawyer who conducted the conveyancing.
What makes your site different to other internet conveyancing brokers for conveyancing in Coleford?
At this site receive a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Coleford. Unlike many estate agents and brokerage sites we do not operate referral arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm that pays the highest kickback, rather than the best value conveyancing in Coleford