Having spent time reviewing consumer advice sites for an affordable solicitor in Acle, most comment that I must look for a CQS kitemarked lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's major mortgage companies. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. Acle is one of the many areas in England and Wales where there are Accredited solicitors.

I am helping my niece sell her house in Acle. Will the conveyancing solicitor order the energy performance certificate or it is for the owner to coordinate?

After the demise of HIPs, energy assessments was left as a required element of moving house. An energy assessment needs to be to hand prior to the property being put on the market. It is not something that lawyers normally organise. If you are instructing a Acle conveyancing practitioner they may help arrange energy assessments due to their relationships with long established local assessors

This question may be naive but I am unseasoned as FTB of a garden flat in Acle. Do I collect the keys to the premises on the completion date from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Acle?

There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the completion advance to the vendor’s conveyancers, and once they have received this, you should be called to receive the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.

I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Acle lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Yorkshire 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 Yorkshire BS mortgage from the register. Yorkshire 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:

1. but are not moving to another property
2. where Yorkshire BS has sent the Land Registry the discharge electronically, and
3. Yorkshire BS has instructed the Land Registry to do so

Just had an offer accepted on a new build flat in Acle. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Acle

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.

I'm remortgaging my primary home to a buy to let loan with Halifax and intend to use the remaining equity towards further house. The location we are interested in is Acle. Will your lawyers be able to act for both sets of lenders and tie in the conveyances?

Do use our search tool on this site to be sure that the lawyers are approved by both lenders. Having checked that they are your solicitor will be able to connect the two conveyancing matters but you should talk with you solicitor and communicate your expectations and needs.

My partner has suggested that I appoint his conveyancing solicitors in Acle. Should I find my own property lawyer?

There are no two ways about it the best way to choose a conveyancing practitioner is to have referrals from friends or relatives who have actually experience in using the solicitor you're are thinking of instructing.