I am selling my ground floor flat in Eden Park and the estate agent has just e-mailed to warn that the buyers are switching property lawyer. The reason given is that the mortgage company will only work with solicitors on their conveyancing panel. Why would a major lender only engage with certain lawyers rather the firm that they want to select for their conveyancing in Eden Park ?
Mortgage companies have always had an approved set of law firms they are content to work with, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lending institutions justify this action to a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say 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. Plenty of firms 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. Your buyers are not going to have any impact on this.
In the event thatI were to purchase a freehold propertyin Eden Park for cash and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Eden Park?
The sole reduction in fees you would make on is the Eden Park conveyancing searches. Your property lawyer is required to do the vast majority of work - money laundering, liaising with your sellers conveyancing practitioner, stamp duty return, register the ownership etc. You might save a bit for them not having to register a charge but it won't be meaningful.
Having invested time researching mumsnet.com for an online lawyer in Eden Park, most comment that I must use a CQS assured solicitor. Can you explain what CQS is?
Eden Park Conveyancing Quality Scheme law firms have achieved accreditation under the Law Society's Scheme (CQS) CQS was established to promote high standards in the in the legal transfer of properties. CQS helps consumers to recognise solicitor firms that provide a quality residential conveyancing. Eden Park is one of locations in England and Wales in which CQS are based. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Council of Mortgage Lenders.
The deeds to my house can not be found. The solicitors who dealt with the conveyancing in Eden Park 5 years ago no longer exist. What are my next steps?
As long as the title is registered the information relating to your proprietorship will be retained by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, find your house and secure up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
Is planning consent required to split a house into a couple of flats in Eden Park? This has taken place to a property adjacent to my home in Eden Park and was not aware of the conversion until after the works were complete.
Planning permission is necessary for splitting a single house in Eden Park into flats but probably not for reverting back to single dwelling-house so, simply put, yes,a it is required.