I am selling my maisonette in Curdworth and the EA has just called to say that the purchasers are swapping property lawyer. The reason given is that the mortgage company will only engage with solicitors on their approved list. Why would a major lender only engage with certain solicitors rather the firm that they want to appoint for their conveyancing in Curdworth ?
Banks have always had an approved set of law firms they are content to work with, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Banks justify this action to a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
I purchased a freehold property in Curdworth but still pay rent, why is this and what is this?
It’s unusual for properties in Curdworth and has limited impact for conveyancing in Curdworth but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges post 1977.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
When looking at consumer advice sites for an online lawyer in Curdworth, most advise that I should instruct a CQS assured lawyer. 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 * adherence to prudent and efficient conveyancing procedures via the scheme protocol It covers numerous companies who perform conveyancing in Curdworth.
How does conveyancing in Curdworth differ for newly converted properties?
Most buyers of new build property in Curdworth come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is built. This is because house builders in Curdworth usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Curdworth or who has acted in the same development.
My husband and I are novice buyers - had an offer accepted, yet the selling agent informed us that the owners will only issue a contract if we use the agent's recommended conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor who is familiar with conveyancing in Curdworth
We suspect that the owner is unaware of this request. Should the owner want ‘a quick sale', turning down a motivated buyer is not the way to achieve this. Speak to the vendors direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you are going to use your own,trusted Curdworth conveyancing solicitors - not the ones that will give their estate agent a kickback or achieve conveyancing thresholds set by senior management.