Is the fact that my solicitor in Staffordshire is not on my lender's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 contact the Staffordshire conveyancing firm and enquire why they are no longer on the approved list for your bank.
When reading online forums for an online lawyer in Staffordshire, many say that I should instruct a CQS kitemarked lawyer. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's major banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Staffordshire is one of the numerous areas of the UK where there are Accredited lawyers.
Should my solicitor be making enquiries concerning flooding during the conveyancing in Staffordshire.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Staffordshire. There are those who acquire a property in Staffordshire, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to impart advice on flood risk, but there are a various checks that can be initiated by the purchaser or by their conveyancers which should give them a better appreciation of the risks in Staffordshire. The standard property information forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) includes a standard question of the owner to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred and is not revealed by the vendor, then a purchaser may commence a claim for damages as a result of such an incorrect response. A buyer’s lawyers may also conduct an environmental search. This should indicate whether there is any known flood risk. If so, more detailed inquiries will need to be carried out.
I have been advised by numerous property agents in Staffordshire to find a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to market your services over and above another?
We refuse to offer any financial incentive for sending work in our direction. We thought it would be too underhand a fee as a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My father has recommend that I instruct his conveyancers in Staffordshire. Do I take his advice?
Much as we are happy to recommend a Staffordshire conveyancing lawyer the ideal way to choose a conveyancing solicitor is to get referrals from friends or relatives who have used the conveyancer that you are considering.