I am five weeks into the sale of my home in Saltney and the EA has just text me to advise that the buyers are appointing a new property lawyer. The excuse is that the bank will only engage with solicitors on their conveyancing panel. On what basis would a major lender only deal with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Saltney ?
Banks have always had panels of law firms that can act for them, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
I require conveyancing for a flat in a fairly new development (five years built) in Saltney. 95% of the properties have already been occupied. Do I need carry out the conveyancing searches for my conveyancing in Saltney?
A big part of the Saltney legal transfer of property is the conveyancing searches. There are hundreds companies conducting Saltney conveyancing searches, as well straight from the local authority. These are usually referred to as personal search companies and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authority.
When looking at consumer advice sites for a high-quality solicitor in Saltney, many advise that I must look for a CQS accredited solicitor. Can you explain what CQS is?
Saltney Conveyancing Quality Scheme solicitors have been granted certification by the law Society The Law Society introduced CQS to establish evidence of quality standards in the home legal process. CQS helps buyers and sellers to recognise practices who provide a quality residential conveyancing. Saltney is one of the many areas in England and Wales in which accredited firms have a presence. The scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.
I have todayfound out that Arc property Solicitors have closed. They carried out my conveyancing in Saltney for a purchase of a leasehold apartment 18 months ago. How can I check that my home is in my name in the name of the former proprietor?
The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Saltney conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Saltney is where the house is located. Can you offer any assistance?
Flying freeholds in Saltney are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Saltney you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saltney may determine 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 residence.