After researching consumer advice sites for a recommended solicitor in Cranham, many say that I must look for a CQS kitemarked solicitor. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's biggest banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Society for Licensed Conveyancers. Cranham is one of the numerous areas of the UK where there are Accredited lawyers.

Are all Cranham Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?

Some major banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.

After months of negotiation I have agreed a price on a house in Cranham. My mortgage broker pressured me to appoint their conveyancer. I paid an advanced payment of £200. A couple of days later, the solicitor called me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

My offer on a semi in Cranham has been agreed to, but there is a chain. The vendors have offered on a property, however it’s not yet agreed to, and are looking at other properties booked. I have chosen a high street conveyancing solicitor in Cranham. What do I do now? When should I get the mortgage application with Leeds Building Society started?

It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then valuation, Cranham conveyancing search fees, etc). The first thing to do is ensure that your property lawyer is on the Leeds Building Society approved list. As to the subsequent steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a buoyant market many purchasers will apply for a home loan with Leeds Building Society and arrange for the valuation and only if it comes back ok would they request their lawyer to press on with searches.

What does a local search reveal concerning the house my wife and I buying in Cranham?

Cranham conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search is essential in every Cranham conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.

Just had an offer accepted on a new build apartment in Cranham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Cranham

The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

How difficult is it to change firm as I need to instruct one who is on the Coventry Building Society conveyancing panel. I instructed a local conveyancing solicitor in Cranham round the corner but he is not accepted by Coventry Building Society

We will our best to assist in finding you a conveyancing solicitor in Cranham on the Coventry Building Society panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Cranham. Using the find a conveyancing solicitor tool on this page, you can scrutinise costs for conveyancing solicitors in Cranham and throughout England and Wales.