Having spent time reading consumer advice sites for a recommended solicitor in Lightwater, many say that I should look for a CQS kitemarked lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's biggest lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Lightwater is one of the numerous areas of the UK where there are Accredited solicitors.
Please help - my lawyer says that chancel insurance is needed on my purchase. What is the level of cover for Lightwater conveyancing?
The appropriate level of chancel indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and The Royal Bank of Scotland. Conveyancing practitioners as opposed to borrowers take out such insurances.
How can we tell if a Lightwater conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Lightwater seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer handling your transaction.
I was told four weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Lightwater is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
What will a local search reveal concerning the house we're purchasing in Lightwater?
Lightwater conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Searchflow The local search is essential in every Lightwater conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Lightwater is the location of the property. What do you suggest?
Flying freeholds in Lightwater are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lightwater you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lightwater may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We have been advised by various friends that it may take 6-8 weeks for Lightwater conveyancing to complete.This was four weeks ago. The paperwork was only received from the vendors conveyancing practitioner last week so does the clock start running now?
Six to eight weeks is a very approximate timescale. Giving assurances as to precisely how long Lightwater conveyancing will take is virtually impossible. Without fail every Lightwater conveyancing transaction has it’s own unique set of complexities. As a result your conveyancing practitioner should be unwilling to give assurances as to how long it will take to complete your conveyancing in Lightwater.