Is the fact that my solicitor in Purton is not on my lender's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% 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. Should you be concerned you should simply call the Purton conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Having spent time reading consumer advice sites for an online solicitor in Purton, most say that I should use a CQS assured lawyer. Can you explain what CQS is?
Purton Conveyancing Quality Scheme practices have obtained certification by the law Society The Law Society introduced CQS to establish evidence of quality standards in the home moving process. CQS enables house movers to recognise practices who provide a quality residential conveyancing. Purton is one of the many areas in England and Wales in which accredited firms have offices. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
Me and my partner are purchasing a flat in Purton. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit our life savings into their account. What is the protection we have from them run away with our monies?
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.
We have agreed to purchase a house in Purton. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
As you are obtaining a mortgage with HSBC your lawyer must comply with the formal instructions set out in Section two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to HSBC where a lease does not meet these requirements. The specifications relate to the installation of panels on properties countrywide and is not isolated to Purton.
I have decided to exercise my right to buy my property in Purton off the council. I have a mortgage offer with Bank of Ireland. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
We are purchasing a house and the conveyancer has mentioned Chancel Repair to which the property could be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly appropriate for conveyancing in Purton
Unless a prior purchase of the property completed post 12 October 2013 you could take it that solicitors conducting conveyancing in Purton to remain recommending a chancel search and or chancel repair liability policy.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who dealt with the conveyancing in Purton 5 years ago have long since closed. Will I be able to sell the house?
Nowadays there are duplicates made of almost everything, and your conveyancer should know exactly where to locate all the relevant documentation so you may purchase or dispose of your house without any difficulty. Where duplicates can’t be found, your lawyer may be able to put in place insurance or indemnities protecting you against future claims on your premises.