Is it correct that all Cross Keys CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however is 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 panels.
I am currently in the process of buying my council flat in Cross Keys. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I have a mortgage with RBS for my property in Cross Keys. Conveyancing has been completed 12 months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
RBS must be informed of your intention in advance of letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel solicitor.
A relative advised me that if I am buying in Cross Keys I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Cross Keys conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Cross Keys around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Cross Keys.
About to purchase a new build apartment in Cross Keys. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Cross Keys
The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are surveyor prepared.
Should I choose a Cross Keys conveyancing solicitor based in the area that I am purchasing? We have a good friend who can handle the conveyancing but her office is 300kilometers away.
The primary upside of using a local Cross Keys conveyancing practice is that you can pop in to execute paperwork, deliver your ID and apply pressure on them if necessary. They will also have local intelligence which is a benefit. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and they were impressed that must outweigh using an unknown Cross Keys conveyancing solicitor just because they are Cross Keys based.
Am in the process of purchasing my first home in Cross Keys. Conveyancing lawyer already instructed. The broker advised that a survey is not needed as the property is just 20 yrs old.
You would be well advised to undertake a Home Buyer's Report. As the premises was constructed more than a decade ago the property will not benefit from a warranty, so you would be well advised not to take a risk. For a property that age with no signs of defects a Home Buyer's report may be enough. They will highlight any obvious issues and suggest additional investigation if relevant. If there are any signs of material issues get a full structural survey.