My husband and I are planning to purchase a flat in Crowle and have instructed a Crowle conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Chelsea Building Society have this afternoon contacted us to advise us that they have now hit a problem as our Crowle solicitor is not on their conveyancing panel. What do we do from here?
When purchasing a property with mortgage finance it is standard for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Crowle lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
Is it correct that all Crowle CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing list of approved solicitors?
Some major lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
How can we tell if a Crowle conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Crowle obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor conducting your transaction.
Planning on purchasing a flat in Crowle. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Crowle conveyancing practitioner is on the RBS conveyancing panel.
Will our lawyer be raising questions concerning flooding as part of the conveyancing in Crowle.
Flooding is a growing risk for solicitors dealing with homes in Crowle. There are those who purchase a property in Crowle, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, but there are a numerous searches that may be carried out by the purchaser or by their conveyancers which should give them a better understanding of the risks in Crowle. The standard property information forms sent to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual inquiry of the vendor to find out whether the property has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the seller, then a buyer may commence a compensation claim as a result of such an incorrect answer. A buyer’s lawyers should also carry out an enviro search. This should higlight whether there is a recorded flood risk. If so, further inquiries will need to be conducted.
My business partner and I are looking to take over a lease of a shop on a shopping parade. Can you recommend lawyers offering no-sale-no fees for commercial conveyancing in Crowle for under 1500k?
We can recommend firms who have specialist knowledge of commercial conveyancing in Crowle, including the disposal and acquisition of businesses as well as simply property. If you are looking to acquire or lease a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right lawyer. Regarding the charges this will depend on the structure and terms of the deal. Please provide us with your details or email us so that we can furnish you with a detailed commercial conveyancing calculation.
I am purchasing a flat and require a conveyancing solicitor in Crowle who is on the mortgage company solicitor panel. Could you point me in the right direction as regards a Crowle conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who conduct conveyancing in Crowle. We dont recommend any particular firm.