Is it correct that all Ruddington CQS (Conveyancing Quality Scheme) solicitors are on the Bank of Ireland conveyancing panel?
It is true that some banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
How can we know in advance if a Ruddington conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Ruddington seeking recommendations is a sensible starting point. 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 advocate that you speak with the solicitor carrying out your conveyancing.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being pedantic. The Ruddington solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
It has been 3 months since my purchase conveyancing in Ruddington concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Ruddington I like with a park and transport links in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Ruddington in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term may be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
How straightforward is it to use your search facility to select a conveyancing solicitor in Ruddington on the approved list for my bank?
1st select a lender such as National Westminster Bank, The Royal Bank of Scotland or Aldermore then specify your location a common one being Ruddington. Conveyancing organisations in Ruddington and nationally will then be identified.
My step-father has encouraged me to appoint his conveyancers in Ruddington. Do I take his recommendation?
There are no two ways about it the best way to choose a conveyancing practitioner is to have guidance from friends or relatives who have actually experience in using the conveyancer you're considering.