When looking at mumsnet.com for a cheap solicitor in Hengoed, most advise that I must look for a CQS accredited lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in the legal transfer of properties, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). CQS is not a scheme offered by the Council of Licensed Conveyancing. Hengoed is one of the numerous areas of the UK where there are CQS solicitors.
We are getting a further advance on our home loan from Barclays as we intend to carry out a loft conversion to our home in Hengoed. Are we obliged to choose a local Hengoed solicitor on the Barclays conveyancing panel to handle the legals?
Barclays would not normally appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays conveyancing panel.
I had a mortgage agreed in principle with Leeds Building Society. Hengoed conveyancing lawyers were appointed. What is the average time that one could expect to receive a mortgage offer from Leeds Building Society?
Some lenders take longer than others. Have Leeds Building Society conducted the valuation? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have paid off my mortgage with Virgin Money. I assume I don't need a Hengoed solicitor on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
Have purchased a a detached house in Hengoed , how long should it take for the Land Registry to record my ownership? My Hengoed conveyancing solicitor has been painfully slow, so I want to be certain the registration is dealt with.
There is nothing unique about conveyancing in Hengoed registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether it is in order and if the Land registry must send notices to any third parties. At present roughly 80% of such applications are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Historically registration occurs after the new owner has moved in to the property thus 'speed' is not typically top priority but where there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.
I was recommended by a few estate agents in Hengoed to get a quote from a property lawyer on your site. What’s the financial advantage for Estate Agents to promote your lawyers over and above a competitor’s?
We don’t offer any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult a fee because a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
I have been sourcing a conveyancing solicitor in Hengoed for my sale. Is it possible to see a solicitor's complaints history with the profession’s regulator?
Members of the public may review documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.