Having invested time reading moneysavingexpert.com for an online lawyer in Avonmouth, most comment that I should instruct a CQS kitemarked lawyer. What is CQS?

Avonmouth Conveyancing Quality Scheme practices have achieved accreditation under the Law Society's Scheme (CQS) The Law Society created CQS to establish evidence of quality standards in the in the legal transfer of properties. CQS helps consumers to recognise solicitor firms who provide a quality residential conveyancing. Avonmouth is one of the many areas in England and Wales in which CQS are located. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-certification, spot checks and yearly assessments in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Building Societies Association.

I am being told by my lawyer that flying freehold insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Avonmouth?

The appropriate level of flying freehold indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

Completion of my remortgage has taken place for my property in Avonmouth. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being difficult. The Avonmouth solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?

It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial property in Avonmouth?

Its becoming the norm that commercial conveyancing solicitors in Avonmouth will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Avonmouth. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Avonmouth.

For each commercial conveyancing transaction in Avonmouth it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Avonmouth commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Avonmouth.

How do I use the search facility to find a conveyancing solicitor in Avonmouth on the panel for my mortgage?

First select a mortgage company such as National Westminster Bank, The Royal Bank of Scotland or Britannia then specify your preferred area for example Avonmouth. Conveyancing firms in Avonmouth and across England and Wales will then be listed.

Partway through the sale of a leasehold flat in Avonmouth. Conveyancing is fine but we are being charged a fortune from the managing agents. To date we have forked out £275 for a leasehold management information and then a further £117.20 for additional queries raised by the buyers property lawyer.

You will not have any say over the level of the charges for this information but the typical costs for the information for Avonmouth leasehold premises is £395. For Avonmouth conveyancing transactions it is usual for the vendor to cover the charges. The freeholder or their agents are not duty bound to address such questions most will be content to do so - albeit often at high prices where the fees bear little relation to the work involved. Regretfully there is no statute that requires fixed fees for administrative tasks. There is no statutory time frame by which they are duty bound to supply the information.