I am obtaining a mortgage with Lloyds. My intention is to retain the legal services of a Licensed Conveyancer in Dymock. Does the Lloyds Solicitor panel exclude Licensed Conveyancers?

The Lloyds approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

After scouring consumer advice sites for a cheap solicitor in Dymock, many say that I should instruct a CQS assured solicitor. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing procedures through the scheme protocol Membership covers many companies who carry out conveyancing in Dymock.

I have been told by my lawyer that restrictive coveneant insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Dymock?

The right level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between and . Conveyancing lawyers as opposed to members of the public take out such policies.

We had appointed conveyancing lawyers with offices in Dymock on the solicitor approved list. They have just billed me a further sum for dealing with the mortgage. Is this a supplemental conveyancing fee set by ?

Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your is entitled to charge a fee for this. This charge is not set by but by your Dymock . Numerous firms on the panel will levy ’dealing with mortgage’ fee and others do not.

I recently had an offer accepted on a house in Dymock. My mortgage broker recommended their conveyancers. I paid an advanced payment of £150. A couple of days later, the called me sheepishly admitting that they were not on the 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 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.

I purchased a 4 bedroom Victorian house in Dymock. Conveyancing lawyer represented me and . I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??

You should read 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 Dymock and other areas of 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 purchasers. You can also enquire as to the position with your conveyancing practitioner who conducted the work.

How do I find a Dymock conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 10miles to attend the solicitor.

You can use the find a conveyancing panel tool on this page. Please choose the lender and your location, in this case Dymock and you will see a number of lawyer located nearest Dymock. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the mortgage company solicitor panel.