In reviewing consumer advice sites for a cheap solicitor in Cornwall, many say that I must look for a CQS accredited solicitor. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark 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 prudent and efficient conveyancing procedures through the scheme protocol It includes many companies who carry out conveyancing in Cornwall.
I have been told by my conveyancer that absentee landlord insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Cornwall?
The right level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such policies.
Is there a list of Co-operative panel conveyancers in Cornwall on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association sites. Very few lending institutions make their panel listings viewable over the internet. Where you are seeking to appoint a Cornwall solicitor on the Co-operative please make the most of our tool.
Is it the case that all Cornwall solicitor practices on the UBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.
Will our conveyancer be raising questions regarding flooding during the conveyancing in Cornwall.
Flooding is a growing risk for solicitors dealing with homes in Cornwall. Plenty of people will purchase a property in Cornwall, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a number of searches that may be initiated by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Cornwall. The conventional set of information sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to find out if the property has ever been flooded. In the event that the premises has been flooded in past which is not revealed by the vendor, then a purchaser could commence a claim for damages as a result of such an incorrect answer. A buyer’s conveyancers should also commission an environmental report. This will disclose if there is any known flood risk. If so, additional investigations will need to be made.
I decided to have a survey done on a house in Cornwall in advance of retaining conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some lenders will not grant a loan on this type of home.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cornwall. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you offer any advice when it comes to appointing a Cornwall conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a Cornwall conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Cornwall conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be of use:
If the firm is not ALEP accredited then why not? How familiar is the practice with lease extension legislation?
I own a 1 bedroom flat in Cornwall, conveyancing was carried out October 2002. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Cornwall with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 yearly. The lease finishes on 21st October 2077
With only 56 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.