We see that you have a post code search directory listing firms on the HSBC conveyancing panel. Do companies pay you a referral fee if I appoint them for our conveyancing in Tywyn?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Tywyn.
When researching consumer advice sites for an affordable lawyer in Tywyn, most comment that I should look for a CQS kitemarked solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's major mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Tywyn is one of the numerous areas in England and Wales where there are Accredited lawyers.
My partner and I are downsizing from our property in Tywyn and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used an internet conveyancing firm rather than a conveyancing solicitor in Tywyn. Having lived in Tywyn for three years we know of no issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I opted to have a survey carried out on a property in Tywyn prior to instructing solicitors. I have been informed that there is a flying freehold element to the property. The surveyor advised that some banks may not issue a loan on a flying freehold property.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you e-mail us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Tywyn. Conveyancing will be smoother if you use a solicitor in Tywyn especially if they are acquainted with such properties in Tywyn.
We have appointed a Tywyn conveyancing solicitor for our house purchase (first time buyers) and have spotted in the engagement letter that they are not covered by the FCA. Should I be worried or is that the norm with solicitor?
We can't see why they should be. Most lawyer don't lend money. You should check that they are governed by the Solicitors Regulation Authority, who have stringent conditions in relation to monies held by them.