Is the fact that my solicitor in Longfield is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That is more than likely a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Longfield conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I require conveyancing for an apartment in a relatively new development (6 years built) in Longfield. The vast majority the properties are already sold. Is it really necessary to order local searches as part of conveyancing in Longfield?
You are putting yourself at risk in failing carrying out Longfield conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that you have them. If time pressures and cost are top of your issues you should consider with your solicitor about the option of search insurance
When looking at online forums for an affordable lawyer in Longfield, most comment that I should use a CQS accredited solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark 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 procedures via the scheme protocol Membership includes many companies who handle conveyancing in Longfield.
We are purchasing a house and the conveyancer has mentioned Chancel Repair for which the house could be obligated to contribute to as it falls into the area of such a church. She has suggested insurance. Is this really appropriate for conveyancing in Longfield
Unless a prior purchase of the premises took place after 12 October 2013 you can assume that lawyers carrying out conveyancing in Longfield to remain encouraging a chancel search and or insurance against a claim.
My husband and I are first time buyers - had an offer accepted, but the selling agent informed us that the vendor will only go ahead if we appoint their chosen lawyers as they need a ‘quick sale’. My instinct tells me that we should use a family solicitor with experience of conveyancing in Longfield
We suspect that the owner is unaware of this request. Should the owner desire ‘a quick sale', taking such a hostile approach to a genuine buyer is likely to cause more damage than good. Contact the owners directly and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you are going to appoint your own,trusted Longfield conveyancing firm - not the ones that will earn the negotiator at the agency a commission or achieve conveyancing figures set by HQ.