I am getting a mortgage offer from Santander. I would like to enlist the help of a Licensed Conveyancer in Spondon. Does the Santander Conveyancing panel allow for Licensed Conveyancers?

The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

Having spent time reviewing consumer advice sites for a cheap solicitor in Spondon, many say that I must look for a CQS assured lawyer. Can you explain what CQS is?

Spondon Conveyancing Quality Scheme practices have achieved accreditation by the law Society The Law Society established CQS to establish evidence of quality standards in the home legal process. CQS helps home movers to recognise practices that provide a quality residential conveyancing. Spondon is one of the many areas in England and Wales in which accredited firms are based. The scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, random audits and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.

3 months have elapsed since my purchase conveyancing in Spondon concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

About to purchase a new build apartment in Spondon. Conveyancing is a frightening process 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.

Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Spondon

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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Due to the encouragement of my in-laws I had a survey completed on a property in Spondon ahead of appointing lawyers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks may not grant a loan on a flying freehold premises.

It varies from the lender to lender. HSBC has different instructions from Nationwide. Should you wish to telephone us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Spondon. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Spondon to see if the conveyancing will be more expensive.