In researching mumsnet.com for a recommended solicitor in Sprowston, many advise that I should instruct a CQS kitemarked solicitor. Can you explain what CQS is?
Sprowston Conveyancing Quality Scheme law firms have obtained accreditation by the law Society The Law Society established CQS to promote high standards in the home buying process. CQS enables buyers and sellers to recognise solicitor firms who provide a quality residential conveyancing. Sprowston is one of the many areas in England and Wales in which accredited firms are located. The scheme requires practices to undergo a strict assessment, compulsory training, self-reporting, random audits and yearly assessments 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 Council of Mortgage Lenders.
I am currently in the process of buying my council flat in Sprowston. I have a mortgage offer with Principality. 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 Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Sprowston solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Sprowston surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
At last I have had an offer on a flat in Sprowston agreed to, but there is a chain. The owners have placed an offer on somewhere, however it’s not yet tied up, and are looking at other apartments booked. I have instructed a nearby conveyancing solicitor in Sprowston. What should be my next step? When should I get the mortgage application with Leeds Building Society started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then valuation, Sprowston conveyancing search charges, etc). The first course of action is to check that your conveyancer is on the Leeds Building Society conveyancing panel. Regarding the subsequent steps this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. During a hot market some buyers will apply for a home loan with Leeds Building Society and arrange for the valuation and only if it was satisfactory would they pay their lawyer to proceed with searches.
Despite weeks of looking the Title Certificate and documents to our home are lost. The conveyancers who handled the conveyancing in Sprowston 5 years ago have long since closed. What do I do?
Nowadays there are copies made of almost everything, and your conveyancer should know precisely where to find all the appropriate documentation so you can purchase or sell your property without any difficulty. Where copies can’t be located, your lawyer may be able to put in place insurance or indemnities against future claims on your property.
I decided to have a survey carried out on a property in Sprowston before instructing conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some lenders will refuse to grant a loan on this type of home.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Sprowston. Conveyancing will be smoother if you use a solicitor in Sprowston especially if they are accustomed to such properties in Sprowston.
I'm remortgaging my primary home to a BTL loan with Norwich and Peterborough Building Society and I will use the ballance of the raised equity towards another property. The area we are talking about is Sprowston. Will your conveyancers be able to act for both sets of lenders and tie in the two deals?
Make use of our comparison tool on this site to ensure that the solicitors are approved by both mortgage companies. Having checked that they are the solicitor will be able to simultaneously deal with the two transactions but you should talk with you solicitor and make clear your expectations and needs.