Having been suggested to visit your organisation we were going to use a conveyancing solicitor in Angmering listed using your search tool but have come across alternative costs illustrations via the web seem cheaper – why is this?

One can find hundreds of conveyancing outfits advertising what appear to be very low prices. Our advice is to give due consideration as to how important this transaction is to you that want to take 'cheap' risks over the standard of the conveyancing. Some embed fees deep into the terms of engagement. The solicitors that we list for conveyancing in Angmering neverbehave this way.

It is 10 years ago since I acquired my property in Angmering. Conveyancing solicitors have just been instructed on the sale but I can't track down the title deeds. Will this cause complications?

Don’t worry too much. First there is a possibility that the deeds will be with your lender or they could still be with the solicitor who oversaw your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Angmering relates to registered property but in the rare situation where your property is not registered it is more of a problem but is resolvable.

Is it the case that all Angmering CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing panel?

It is true that some lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.

When it comes to mortgage companies such as Lloyds, do Angmering conveyancing practitioners incur a yearly amount to be on the list of approved solicitors?

We are unaware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I currently have a mortgage with Virgin Money for my property in Angmering. Conveyancing was finalised months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Virgin Money?

Your original mortgage agreement with Virgin Money will provide that you need their approval before renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel lawyer.

Will our conveyancer be making enquiries regarding flooding as part of the conveyancing in Angmering.

Flooding is a growing risk for conveyancers dealing with homes in Angmering. Plenty of people will purchase a property in Angmering, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to impart advice on flood risk, but there are a number of checks that may be initiated by the buyer or by their lawyers which should give them a better appreciation of the risks in Angmering. The conventional set of completed inquiry forms given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the vendor to determine if the premises has suffered from flooding. If the residence has been flooded in past and is not disclosed by the vendor, then a buyer could bring a compensation claim as a result of such an misleading response. A buyer’s solicitors may also order an enviro report. This will higlight whether there is any known flood risk. If so, more detailed inquiries will need to be carried out.

Can you confirm the aspects of conveyancing provided by Angmering conveyancing solicitors?

For the most part Angmering conveyancing solicitors can offer various services to domestic and rural land proprietors, vendors, purchasers, freeholders and tenants including the following:

Home sale conveyancing in Angmering and wider afield Property purchase conveyancing in Angmering and nationwide Shared ownership and shared equity scheme Housing disrepair disputes All types of leasehold property including, flats and maisonettes Preparation and advising on leases and tenancy agreements