We are buying a house and need a conveyancing solicitor in Harpenden who is on the Coventry BS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Harpenden.
Having invested time researching mumsnet.com for a conveyancing solicitor in Harpenden, many advise that I should use a CQS accredited lawyer. What is CQS?
Harpenden Conveyancing Quality Scheme practices have obtained accreditation by the law Society The Law Society created CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS helps consumers to identify practices who provide a quality residential conveyancing. Harpenden is one of the many areas in England and Wales in which CQS are based. The scheme obliges solicitors to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews 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.
We are buying a apartment in Harpenden. It might be a silly question but how we can trust a conveyancer? At some point we will need to put our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have paid off my mortgage with Coventry BS. I assume I don't need a Harpenden lawyer on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
After shopping around on the internet I have found a Harpenden solicitor having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Harpenden surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Are there restrictive covenants that are commonly picked up during conveyancing in Harpenden?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Harpenden. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
We are one month into a freehold purchase having been directed to solicitors by the high street agent to handle our conveyancing in Harpenden. We are not happy. Can you you assist me in finding new solicitors?
A conveyancer would have to be really poor in order to consider diss instructing them. Has the mortgage offer been sent? In the event that it has you need to advise them of the replacement lawyer and ensure the loan are issued to the new lawyers. Your conveyancer needs to be on the banks panel to avoid escalating fees and complications. So that should be your starting point. The search tool can help you find a bank approved solicitor for your conveyancing in Harpenden