When reading consumer advice sites for a cheap solicitor in Ham, many say that I must instruct a CQS kitemarked solicitor. Can you explain what CQS is?
Ham Conveyancing Quality Scheme law firms have obtained certification under the Law Society's Scheme (CQS) The Law Society established CQS to establish evidence of quality standards in the home buying process. CQS enables home movers to identify practices that provide a quality residential conveyancing. Ham is one of locations in England and Wales in which accredited firms are located. The scheme requires law firms to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments 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.
What is your number one tip for finding a conveyancing solicitor in Ham
We would encourage you not to base your choice on the lowest Ham conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Can you help - my lawyer advises that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Ham?
The appropriate level of defective lease indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Virgin Money. Conveyancing lawyers as opposed to borrowers take out such policies.
I currently have a mortgage with Coventry BS for my property in Ham. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?
You must advise Coventry BS in advance of renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel firm.
five months have elapsed following my purchase conveyancing in Ham concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey completed on a property in Ham in advance of appointing conveyancers. I have been advised that there is a flying freehold element to the house. The surveyor has said that some mortgage companies will refuse to issue a mortgage on such a house.
It varies from the lender to lender. Santander has different requirements for example to Halifax. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ham. Conveyancing will be smoother if you use a solicitor in Ham especially if they regularly deal with such properties in Ham.
My husband and I are FTB’s - had an offer accepted, yet the selling agent advised that the owners will only proceed if we use their chosen solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family solicitor who is accustomed to conveyancing in Ham
We suspect that the seller is unaware of this ultimatum. If they desire ‘a quick sale', taking such a hostile approach to a serious buyer is not the way to achieve this. Try to communicate with the owners directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you intend to appoint your preferred Ham conveyancing lawyers - not the ones that will provide the estate agent a referral fee or meet his conveyancing thresholds demanded by head office.