After scouring mumsnet.com for a high-quality lawyer in Cookham, many post that I should instruct a CQS kitemarked solicitor. What is CQS?

Cookham Conveyancing Quality Scheme solicitors have been granted accreditation under the Law Society's Scheme (CQS) The Law Society established CQS to promote high standards in the in the legal transfer of properties. CQS enables home movers to recognise solicitor firms that provide a quality residential conveyancing. Cookham is one of the many areas in England and Wales in which accredited firms are located. The scheme requires solicitors to undergo a strict assessment, compulsory training, self-reporting, spot checks and annual reviews 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 Council of Mortgage Lenders.

My colleague recommended that if I am buying in Cookham I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?

A search of this type is occasionally included in the estimate for your Cookham conveyancing searches. It is a large document of about 40 pages, listing and detailing significant information about Cookham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Cookham.

I'm purchasing a new build house in Cookham benefiting from help to buy. The sellers would not move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not reveal to my solicitor about this extras as it may put at risk my loan with the lender. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Cookham is the location of the property. Can you shed any light on this issue?

Flying freeholds in Cookham 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 Cookham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cookham 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 residence.

Do I need to be concerned by third parties that I am dealing with are recommending an online conveyancing firm rather than a local Cookham conveyancing firm?

As is the case with many professional services, often referrals from connections can be most helpful. But there are many parties with a keen interest in a conveyancing transaction; estate agents, financial adviser and lenders might all put forward solicitors to appoint. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but sometimes there may be a financial incentive behind the endorsement. You have the right to appoint your preferred conveyancer. You need to be aware that the majority of banks have an approved list of solicitors you have to use for the lender related work in your home move.