After reviewing online forums for an online solicitor in Oval, most post that I should use a CQS accredited lawyer. What is CQS?
Oval Conveyancing Quality Scheme law firms have obtained certification by the law Society CQS was created to establish evidence of quality standards in the in the legal transfer of properties. CQS helps consumers to recognise solicitor firms that provide a quality residential conveyancing. Oval is one of locations in England and Wales in which accredited firms have offices. The scheme requires law firms to undergo a strict assessment, compulsory training, self-reporting, 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.
Is it the case that all Oval solicitor practices on the HSBC conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the HSBC approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel and in that case the practice would be regulated by the CLC.
My wife and I have organised the release of further funds on our mortgage from Nationwide as we wish to carry out renovations to our home in Oval. Are we obliged to choose a high street Oval solicitor on the Nationwide conveyancing panel to handle the paperwork?
Nationwide do not ordinarily appoint firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
After weeks of negotiation I have agreed a price on a house in Oval. My financial adviser pressured me to appoint their conveyancer. I paid an advanced payment of £225. Not long after, the lawyer called me sheepishly admitting that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I purchased a renovated Edwardian house in Oval. Conveyancing practitioner represented me and Aldermore. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Oval and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with your conveyancing practitioner who completed the work.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, no chain conveyancing. Oval is where the house is located. What do you suggest?
Flying freeholds in Oval are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Oval you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Oval may ascertain 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 property.
Can you please explain what my options are if my Oval conveyancing searches reveals negative entries?
On the whole, the majority of adverse entries arising from Oval conveyancing search results can be handled ahead of completion or indemnity insurance may be obtained. You should remember that even though you may be buying the premises and might be willing to accept the search results, your lender may not, and ultimately they have the word say.