When reading online forums for an affordable solicitor in Colney Hatch, many advise that I should instruct a CQS kitemarked lawyer. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing processes via the scheme protocol It covers numerous companies who conduct conveyancing in Colney Hatch.

I have been told by my lawyer that lack of planning permission insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Colney Hatch?

The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Accord Mortgages Ltd and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such policies.

When it comes to lenders such as Lloyds, do Colney Hatch lawyers incur a yearly amount to be on the conveyancing panel?

We are not aware of any lender fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.

I can not work out if my mortgage offer requires a lease extension. I have telephoned my Colney Hatch building society branch on various occasions and was told it wasn't an issue and they would lend. My Colney Hatch conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I simply don't know who is right.

The solicitor has to comply with the CML Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

Should my lawyer be making enquiries concerning flooding as part of the conveyancing in Colney Hatch.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Colney Hatch. Some people will purchase a property in Colney Hatch, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.

Lawyers are not best placed to give advice on flood risk, but there are a number of checks that can be undertaken by the purchaser or by their solicitors which should give them a better understanding of the risks in Colney Hatch. The conventional set of completed inquiry forms given to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the vendor to discover if the property has ever been flooded. In the event that flooding has previously occurred which is not revealed by the owner, then a buyer could commence a legal claim for losses stemming from an incorrect answer. A buyer’s conveyancers should also carry out an environmental search. This will disclose if there is any known flood risk. If so, additional investigations will need to be carried out.

I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Colney Hatch is where the house is located. What do you suggest?

Flying freeholds in Colney Hatch are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Colney Hatch you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Colney Hatch may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

My cousin has recommend that I appoint his conveyancers in Colney Hatch. Should I use them?

Much as we are happy to recommend a Colney Hatch conveyancing lawyer the best way to select a conveyancing practitioner is to get guidance from friends or family who have actually experience in using the firm you're are thinking of instructing.