Is it the case that all Sudbury CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved solicitors?
It is true that some lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
Does a directory service exist listing Yorkshire BS panel conveyancers in Sudbury on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. A small selection of lending institutions make their panel listings open the public over the internet. Where you are seeking to appoint a Sudbury solicitor on the Yorkshire BS please use our facility.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Sudbury conveyancer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I used Wolstenholmes several years ago for my conveyancing in Sudbury. Now, I need the files but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Sudbury of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Sudbury is where the house is located. Can you shed any light on this issue?
Flying freeholds in Sudbury are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sudbury you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sudbury may decide 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.
How easy is it to transfer to a new solicitor as I have to find one who is on the Santander conveyancing list. I was using a family conveyancing solicitor in Sudbury five minutes from me but he is not accepted by Santander
We will our best to assist in finding you a conveyancing solicitor in Sudbury on the Santander panel. Please note that the conveyancers that we on the directory do not pay us fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Sudbury. In making use of the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Sudbury.
Are all Sudbury conveyancers on every lender conveyancing panel?
The Lexsure search tool on this page may be of use or you can pop into your high street lender branch in Sudbury. Chances are that they can recommend conveyancing solicitors in Sudbury