At what point will exchange of contracts happen for purchase conveyancing in Fakenham and do I need to be at the solicitors branch?

Where you are in close proximity to our conveyancing solicitors in Fakenham you are welcome to attend to sign the paperwork. That being said, the lender approved solicitors we work with offer a national conveyancing service and give as equally diligent and professional a job for you when dealing with you by post or email. The signing of the contract is not the point of no return. A signed contract is necessary for the solicitor to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Fakenham)to be in the office at the appropriate time.

In looking at consumer advice sites for a recommended solicitor in Fakenham, most say that I should look for a CQS assured solicitor. What is CQS?

Fakenham Conveyancing Quality Scheme solicitors have achieved certification under the Law Society's Scheme (CQS) The Law Society created CQS to establish evidence of quality standards in the home moving process. CQS helps house movers to identify solicitor firms that provide a quality residential conveyancing. Fakenham is one of the many areas in England and Wales in which accredited firms are located. The scheme requires practices to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.

This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Fakenham. Do I receive the keys to the premises on the completion date from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Fakenham?

On the day of completion you do not need to go to the conveyancers office in Fakenham. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s lawyers, and once they have received this, you should be invited to pick up the keys from the property Agents and start moving into the property. Usually this happens between 1 and 3pm.

I am buying a property in Fakenham. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?

As your lender is Leeds Building Society your lawyer must follow the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Leeds Building Society where a lease does not meet these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Fakenham.

I have paid off my mortgage with Virgin Money. I assume I don't need a Fakenham conveyancer on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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:

1. but are not moving to another property
2. where Virgin Money has sent the Land Registry the discharge electronically, and
3. Virgin Money has instructed the Land Registry to do so

Should commercial conveyancing searches reveal proposed roadworks that may impact a commercial site in Fakenham?

Many commercial conveyancing solicitors in Fakenham will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Fakenham. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Fakenham.

For each commercial conveyancing transaction in Fakenham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Fakenham commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Fakenham.

We're novice buyers - agreed a price, yet the selling agent has warned us that the seller will only go ahead if we appoint their chosen solicitors as they need a ‘quick sale’. My instinct tells me that we should use a high street conveyancer with experience of conveyancing in Fakenham

We suspect that the owner is not behind this requirement. If they desire ‘a quick sale', turning down a motivated buyer is likely to cause more damage than good. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you are unencumbered (d) you intend to proceed fast (e)however you are going to appoint your preferred Fakenham conveyancing solicitors - not the ones that will earn their negotiator at the agency a referral fee or meet his conveyancing targets set by corporate headquarters.