In scouring mumsnet.com for an online solicitor in West Thurrock, many say that I should look for a CQS accredited lawyer. Can you explain what CQS is?
West Thurrock Conveyancing Quality Scheme solicitors have obtained certification under the Law Society's Scheme (CQS) CQS was brought about to establish evidence of quality standards in the home legal process. CQS enables buyers and sellers to recognise solicitor firms who provide a quality residential conveyancing. West Thurrock is one of locations in England and Wales in which CQS have a presence. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, 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 Association of British Insurers.
We are purchasing a house and the solicitor has identified Chancel Repair for which the property may be obligated to pay because it falls into the area of such a church. She has mentioned insurance. Is this strictly appropriate for conveyancing in West Thurrock
Unless a previous acquisition of the house took place post 12 October 2013 you could expect lawyers handling conveyancing in West Thurrock to continue to suggest a chancel search and or chancel repair liability insurance.
I have justbecome aware that Wolstenholmes have been shut down. They conducted my conveyancing in West Thurrock for a purchase of a freehold house 9 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The quickest method to check 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 West Thurrock conveyancing specialists.
I am purchasing a new build house in West Thurrock with a mortgage from The Mortgage Works. The developers refused to move on the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not inform my solicitor about the side-deal as it would impact my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Last July I purchased a leasehold property in West Thurrock. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in West Thurrock. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
Where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the LVT to assess the sum to be paid.
An example of a Lease Extension matter before the tribunal for a West Thurrock premises is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case was in relation to 13 flats. The number of years remaining on the existing lease(s) was 76 years.