Having spent time reading mumsnet.com for a high-quality lawyer in Kingsbridge, most advise that I should use a CQS assured solicitor. Can you explain what CQS is?
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. 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 Society for Licensed Conveyancers. Kingsbridge is one of the many areas in England and Wales where there are Accredited lawyers.
Due to the encouragement of my in-laws I had a survey completed on a property in Kingsbridge in advance of appointing conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some banks may refuse to give a loan on such a home.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Kingsbridge. Conveyancing may be slightly more expensive based on your lender's requirements.
How difficult is it to change conveyancer as I have to choose one who is on the Accord Mortgages Ltd conveyancing list. I was using a high street conveyancing solicitor in Kingsbridge round the corner but he is not accepted by Accord Mortgages Ltd
We will our best to assist in finding you a conveyancing solicitor in Kingsbridge on the Accord Mortgages Ltd panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Kingsbridge. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Kingsbridge.
We are 17 days into a leasehold purchase having been directed to a firm by the local agent to carry out the conveyancing in Kingsbridge. I am not happy. Could you you assist me in finding new conveyancers?
A lawyer would need to be really bad to suggest diss instructing them. Has the loan offer been generated? In the event that it has you will need to advise them of the new conveyancer and ensure the loan are issued to the new lawyers. Your new conveyancer should be on the lenders panel to avoid escalating fees and frustration. That should be your starting point. Our search tool can assist you in finding a lender approved conveyancer for your conveyancing in Kingsbridge
I am a negotiator for a busy estate agency in Kingsbridge where we have witnessed a number of leasehold sales put at risk due to leases having less than 80 years remaining. I have been given conflicting advice from local Kingsbridge conveyancing solicitors. Can you confirm whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I am the registered owner of a ground floor flat in Kingsbridge, conveyancing formalities finalised January 1997. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Kingsbridge with over 90 years remaining are worth £191,000. The ground rent is £55 levied per year. The lease ceases on 21st October 2078
With only 53 years unexpired we estimate the premium for your lease extension to span between £27,600 and £31,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.