I was notified today by my IFA that my Kings Norton solicitor is not on the mortgage company Conveyancing panel. What can I do to be sure if this is correct?
The best course of action for you to take is to call your Kings Norton lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. Where they are not on the panel they may recommend you to a Kings Norton conveyancing practice that is on the approved list of lawyers for your bank.
When scouring moneysavingexpert.com for an affordable solicitor in Kings Norton, most say that I must use a CQS accredited solicitor. 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 biggest mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). The scheme does not cover licenced conveyancers. Kings Norton is one of the numerous areas in England and Wales where there are CQS solicitors.
We are buying a property in Kings Norton. I might seem paranoid but how we can trust a lawyer? On completion day we have to send our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Kings Norton CQS (Conveyancing Quality Scheme) solicitors are on the Virgin Money conveyancing panel?
A selection of lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Kings Norton conveyancer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
As co-executor for the will of my grandmother I am disposing of a house in Newport but I am based in Kings Norton. My lawyer (who is 260 miles from merequires that I execute a stat dec before the transaction finalising. Can you recommend a conveyancing solicitor in Kings Norton to attest this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Kings Norton based
What advice can you give us when it comes to choosing a Kings Norton conveyancing firm to deal with our lease extension?
When appointing a solicitor for your lease extension (regardless if they are a Kings Norton conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Kings Norton conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:
If they are not ALEP accredited then what is the reason? How experienced is the practice with lease extension legislation?
Leasehold Conveyancing in Kings Norton - Examples of Queries Prior to buying
This question is helpful as a) areas may cause problems for the building as the common areas may start to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the managing agents you will wish to know about it Many Kings Norton leasehold properties will have a service charge for the upkeep of the block levied by the management company. If you acquire the property you will have to meet this charge, usually periodically throughout the year. This may vary from a few hundred pounds to thousands of pounds for bigger purpose-built buildings. In all probability there will be a rentcharge for you to pay yearly, this is usually not a large figure, say around £50-£100 but you need to check as occasionally it can be prohibitively expensive. You should be aware if it is fewer than eighty years it will affect the marketability of the apartment. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. A short lease means that you will almost definitely need a lease extension at some point and it is worth discovering what this will be. Remember, in most cases you will be be obliged to have owned the premises for a couple of years before you are entitled to carry out a lease extension.