Is it correct that all Pagham CQS (Conveyancing Quality Scheme) solicitors are on the conveyancing panel?
A selection of banks and building societies now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
I am selling my flat. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, are being problematic. The Pagham solicitor who is on the conveyancing panel is saying indemnity insurance will be fine but are requiring a building regulation certificate. Why do have a conveyancing panel if they don't accept advice from them?
It is probably the case that have referred the matter to their valuer. The reason why may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer was accepted on an apartment in Pagham on , valuation was booked five days after, all came back fine. Conveyancer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for to deal with your lawyer's application to be on the conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have recentlybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Pagham for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The quickest method to see if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Pagham conveyancing specialists.
I have been on the look out for a ground for flat up to £195,000 and found one near me in Pagham I like with open areas and railway links nearby, the downside is that it's only got 61 years unexpired on the lease. There is not much else in Pagham for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this.
My cousin has urged me to use his conveyancers in Pagham. Should I use them?
No doubt the ideal way to find a conveyancing solicitor is to have recommendations from friends or family who have experience in using the solicitor you're are thinking of instructing.
My estate agent has recommended their for the conveyancing in Pagham - Is it not simpler better to just use them?
It is worth checking if the estate agent is recommending a or introducing to a . There are plenty of Pagham estate agents who recommend two or three Pagham conveyancing firms and get nothing from it.