After reviewing consumer advice sites for a cheap lawyer in Stanley, most comment that I must use a CQS kitemarked solicitor. Can you explain what CQS is?
Stanley Conveyancing Quality Scheme practices have achieved accreditation by the law Society The Law Society established CQS to promote high standards in the home legal process. CQS helps buyers and sellers to recognise solicitor firms that provide a quality residential conveyancing. Stanley is one of the many areas in England and Wales in which accredited firms are located. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-reporting, spot checks 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 Council of Mortgage Lenders.
Are there restrictive covenants that are commonly picked up during conveyancing in Stanley?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Stanley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I decided to have a survey done on a property in Stanley before appointing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders may refuse to grant a loan on such a premises.
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 via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stanley. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to instruct a conveyancing lawyer in Stanley for my home move. Is there any facility to check a firm’s record with the profession’s regulator?
One can find presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor call for training purposes.
My friend mentioned that before choosing a conveyancing solicitors they must be approved by your lender. It happens to be my first house move but I have an AIP from HSBC and I already have a high street conveyancing solicitor in Stanley on standby. Does Birmingham Midhshires require an approved solicitor to be instructed? If so, where do I find that list for my conveyancing in Stanley?
You need to use a solicitor that is on the Birmingham Midhshires panel. Just telephone your chosen Stanley conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not approved you have a couple of options available to you here:
- Carry on with your preferred Stanley solicitor but Birmingham Midhshires will undoubtedly instruct a conveyancing practitioner from their approved panel. The net impact is additional fees together with potential delay.
- Get a fresh lawyer to conduct the conveyancing, making sure they are on the Birmingham Midhshires conveyancing panel.
- Convince your lawyer to pull out all the stops to get accepted on the Birmingham Midhshires panel of solicitors.