Monthly Archives: February 2017

conveyancing quality scheme

What you need to know about conveyance quality scheme?

Conveyancing Quality Scheme (CQS) is a special program that residential conveyancers who are registered by the Solicitor Regulation Authority are invited to join. Membership of the conveyance quality scheme means that a solicitor is committed to the best conveyancing practices possible. It is like an additional certificate that guarantees a solicitor a successful career in conveyance. CQS has his own standards and protocols. A firm that is joining CQS must be ready to change its standards of practice to match those of the program.  CQS is beneficial to both solicitors and their clients.

One of the things a client will look for in a solicitor is the qualifications that he has for the job. Clients are just solicitor’s bosses. They want the best out of their workers. One way of getting the best out of an employee is by ensuring that he is respected in his field.  CQS membership shows that a solicitor is properly qualified to offer conveyance services.

Conveyancing Quality Scheme Incentives

CQS offers solicitors various incentives for improving their performance.  CQS has a set of standards that solicitors may use in their day to work. These standards are derived from previous experience in conveyancing. They help conveyancers avoid inadvertent mistakes that they could make if they did not know how to go about certain situations. The standards are similar to the codes of ethics of the Solicitor Regulation Authority. They reinforce rather than negate the importance of codes of conduct of the SRA.

Members of CQS are the best in their business. CQS accept only those solicitors who have been approved by the SRA. These solicitors are further trained on the best conveyancing practices. Training seminars are organized regularly.  CQS brings together many solicitors. A solicitor, especially the young ones, gets an opportunity to learn from his colleagues.

CQS Best Practices

The CQS also ensures that a law firm is well connected. In their day to day work, solicitors need insurance firms, mortgage lenders, insurance  firms and solicitor regulators.  Buyers  expect solicitor to  is well connected to a mortgage lender. A solicitor who knows a mortgage lender will easily help his client get a loan. Mortgage lenders trust solicitors who are CQS members. This is because CQS stresses on best practices and ethical behavior. A solicitor with CQS membership will also easily help his client get insurance covers. Mortgage lenders and insurance firms have solicitors that they prefer working with. A borrower who hires a solicitor that is not on a mortgage lender’s list may have to pay fees for the mortgage lender’s solicitor or be denied a loan.

Solicitors who have CQS membership are relatively safe from the wrath of solicitor regulatory authorities. Every solicitor is bound to make a mistake. Some clients take even the smallest mistakes too seriously. A client can complain to a regulatory authority about a mistake and have a solicitor’s certificate suspended. CQS can intervene on behalf of its members. It can advise clients on how to solve the problem in a more simple manner rather than appeal to the Solicitor Regulation Authority.

law society solicitors

How law society solicitors are regulated

The law society is the body that is responsible for registering and regulating lawyers. Solicitors are technically lawyers. They operate under the guidance of the law society. The law society solicitors must adhere to the standards of operation of the law society. The duty of the law society is to ensure that solicitors work to the best interest of their clients. Instances of malpractice are strictly dealt with. The mandate of the law society is wide because they manage all kinds of lawyers. They, therefore, liaise with other bodies that are directly in charge of solicitors to ensure that conveyance is carried out with strict adherence to the law. One such body is the Solicitor Regulatory Authority (SRA).

Solicitor Regulatory Authority

SRA has put forward ten principles and even more codes of conduct. Principles of soliciting are rules that solicitors must adhere to in their practice. The principles stress upon honesty and integrity. They protect clients from exploitation by dishonest attorneys. Codes of conducts are a general guideline for soliciting. They are essential steps that a lawyer can follow in conveyancing. Codes of conducts are not hard and fast rules. They are derived from the experiences that solicitors have had in their practice. They may change according to particular situations.

The law society registers soliciting firm. A registered firm is given a certificate of operation. This certificate is renewed periodically. It shows that a company is competent enough to offer soliciting services. One such firm that has been duly approved to provide conveyance services is the NBMLaw. NbmLaw offers conveyancing services in the UK. Other registered soliciting firms are Madiya Ahmed, Shamlee Sandeep and Naziana Bibi.  Solicitors such as these are accredited to offer conveyance services.

Even with the strict code of conduct, some solicitors still choose to swindle their customers. Cases have been reported of solicitors charging high fees or failing to disclose stamp duty reports. Malpractice in conveyance is taken very seriously. A solicitor can have his practice suspended if found guilty of misconduct. Some have had their certificates withdrawn by the Solicitor Disciplinary Tribunal.

Solicitor Disciplinary Tribunal

It is the responsibility of the Solicitor Disciplinary Tribunal (SDT) to take action against any solicitor that is suspected of malpractice. SDT usually undertake thorough investigation before arraigning a solicitor. Complaints by clients induce STD investigations. STD reviews documents, case files and performs background checks on the solicitor during the investigations. These investigations are usually kept secret from the solicitor until substantial grounds for retribution are found.  The investigation can take as long as six months to complete.

Before punishment is carried out, a solicitor must be given a chance to absolve himself.  A hearing is arranged where the solicitor is informed of charges against him. He is then given the opportunity to respond. Because solicitors are lawyers, most of them never hire a legal representative. Very few lawyers who are arranged by the Solicitor Disciplinary Tribunal (SDT) manage to escape without some sort of punishment. Investigations of the SDT are thorough, professional and very conclusive. Even the best-trained solicitors can not challenge a finding of malpractice during the investigations.

disbursement definition

The basics of disbursement definition

Buyers are expected to pay disbursement fees during conveyance.  Disbursement fees are costs associated with buying a property. The disbursement definition given above does not include fees charged by solicitors or the actual costs of conveyance. These are different charges that are paid for by the buyer or seller through solicitors. The charges cover the cost of acquiring documents that are necessary for conveyance. These disbursement costs are usually fixed and are much lower than solicitors’ fees and cost of property.

Some disbursements are paid during conveyance while others after completion of sales. Those paid after completion of sales are for facilitation of property registration. The fees during conveyance are mostly for research purposes. Some solicitors include disbursement fees in their quotes. It is important for a buyer to verify whether disbursements are a part of the solicitor’s fees. Other solicitors may ask you to pay a fee just before each research is undertaking. You may also be spared the burden of paying disbursement fees until a conveyance is successfully completed.

Most important disbursement fees

Local Searches

One of the disbursement fees is the Local Search fee. This fee is paid in exchange of information from the Local Council of the district that the property is located. A buyer must know of all state development plans that affect his property. He must know whether a local road is privately or publicly maintained, or whether there is any railway line under his garden. This information is usually recorded in the Local Council offices.

Water and drainage research

The other disbursement fee is the water and drainage research fee. This fee is paid to the water supply and drainage. Water and drainage research elucidate how much water a property gets and how it is drained. The source of water and methods of processing the water are also included in the search. The search reveals property owners responsibility to the water company. Wastes emitted from properties must be handled in specific ways. Information about waste management is one of the results of water and sewerage research.

Land Registry search

Land Registry search fee is another disbursement fee. It is one of the most important disbursement fees. The Land Registry is responsible for keeping a record of all land owners. The Land Registry must record any changes in ownership. A buyer must confirm that the seller is indeed the owner of the property. Sellers usually send buyers a copy of title deed before exchanging contracts. This copy must be reviewed against the record in the office of the Land Registry. Changes in property registration such as the presence of a new mortgage or bankruptcy of the seller affect property ownership. A buyer who proceeds with conveyance despite these changes faces the possibility of disputes over ownership in the future.


The property can only transfer when the seller has properly paid taxes on the property. Also the buyer has to pay taxes such as stamp duty tax for title deed to transfer.

These are the most important disbursement costs. There are many others. Conveyance is studded with disbursement costs. Not all these costs are paid for by one buyer or seller. The amount of cost you are paying for depends on what you are buying or selling. The more complicated conveyance is, the higher the disbursement cost becomes.