Having invested time scouring consumer advice sites for an online solicitor in Grange Over Sands, most comment that I must use a CQS assured solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard 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 processes through the scheme protocol Membership includes many firms who conduct conveyancing in Grange Over Sands.
The deeds to our house are lost. The conveyancers who conducted the conveyancing in Grange Over Sands 5 years ago have long since closed. What do I do?
Nowadays there are copies made of almost everything, and your solicitor will be aware exactly where to look for all the suitable paperwork so you may buy or sell your property without any difficulty. Where copies are not available, your conveyancer may be able to put in place insurance or indemnities protecting you against possible claims on your property.
How does conveyancing in Grange Over Sands differ for new build properties?
Most buyers of new build or newly converted property in Grange Over Sands come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Grange Over Sands tend to buy the real estate, 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 Grange Over Sands or who has acted in the same development.
I decided to have a survey carried out on a property in Grange Over Sands prior to instructing conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some lenders will not issue a loan on such a property.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Grange Over Sands. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Grange Over Sands to see if the conveyancing costs will increase in light of this.
We own a leasehold flat in Grange Over Sands. Conveyancing was completed in 2009. I have read on various advice forums that I should not allow the lease length get too low. Is this correct?
Grange Over Sands leasehold properties are for a set term - normally 99 years when they commenced. However a significant appartments in Grange Over Sands were built or converted 20 or more years ago and so these leases now have under eighty years unexpired. That may seem like a long time however Banks, Building Societies and other mortgage lenders generally require leases to have at least seventy five years unexpired to adequate security. This means that when you come to sell the property you will need a lease extension if you are approaching 75 years. To maximise the marketability of your property you should be considering whether to extend your lease long before you come to sell it. Please note that there are strong financial reasons to taking action before the lease reaches even 80 years as when the lease falls below eighty years the amount to be paid to extend starts to escalate.