My partner and I are planning to purchase a property in Emersons Green and are in fact using a Emersons Green conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Bank of Scotland have this morning contacted us to inform me that they have now hit a problem as our Emersons Green conveyancer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is usual for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Emersons Green solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
We were just about to exchange contracts for a semi detached house in Emersons Green. We encountered a problem. Our loan offer with Aldermore runs out on 15/1/2021 but the owners are suggesting a completion date of 19/1/2021. Is it possible to extend the mortgage offer?
The person best placed to address this issue is your conveyancer who should assess if he or she is corresponding with the mortgage broker, owner’s representatives, selling agents or indeed all parties given the circumstances your conveyancing to date.
When reading moneysavingexpert.com for an affordable solicitor in Emersons Green, many comment that I should instruct a CQS accredited solicitor. Can you explain what CQS is?
Emersons Green Conveyancing Quality Scheme practices have been granted accreditation by the law Society CQS was brought about to promote high standards in the in the legal transfer of properties. CQS helps buyers and sellers to identify practices that provide a quality residential conveyancing. Emersons Green is one of locations in England and Wales in which accredited firms are located. The conveyancing scheme requires law firms to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments 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.
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who handled the conveyancing in Emersons Green 4 years ago are no longer around. What are my next steps?
You no longer need to hold title official documentation to prove you own the land or premises, given that the Land Registry hold details of all registered land or property electronically.
I pay a maintenance contribution for my property in Emersons Green. As a result of poor financial planning I fell behind with payments. The freeholders agreed a clearance plan but there is still in the region of £3000 left in arrears.
I want to dispose of the property and I am worried this will threaten to derail the sale if I have to discharge the amount due first. I'd like to sell up and subsequently pay them back with the completion monies - is this possible?
It would be wise to clarify with the lawyer handling your Emersons Green conveyancing but it might be possible to agree for the outstanding amount to be transferred to the purchasers. The final price they pay would be adjusted to reflect the amount of debt they take on. They would then deal with the fees after completion of the sale.