Having invested time reviewing mumsnet.com for an affordable solicitor in Milnthorpe, most say that I should look for a CQS accredited lawyer. Can you explain what CQS is?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's leading lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). The scheme does not cover licenced conveyancers. Milnthorpe is one of the numerous areas in England and Wales where there are CQS solicitors.

A friend advised me that in buying a property in Milnthorpe there may be various restrictions affecting the ability to carry out external alterations to the property. Is this right?

There are a number of properties in Milnthorpe which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Milnthorpe should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am purchasing a victorian detached house in Milnthorpe. Our aim is to an extension at the rear at the house.Will the conveyancing process include investigations to determine if these works are permitted?

Your property lawyer should review the deeds as conveyancing in Milnthorpe will occasionally identify restrictions in the title deeds which prevent categories of works or necessitated the permission of a 3rd party. Certain additions need local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.

I was told four weeks ago that my mortgage has been agreed to by Co-operative. Is it usual for Co-operative to only issue the offer once my solicitor in Milnthorpe is approved on their conveyancing panel? Co-operative have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am looking for a leasehold apartment up to £235,500 and identified one near me in Milnthorpe I like with a park and transport links nearby, however it's only got 51 years on the lease. There is not much else in Milnthorpe for this price, so just wondered if I would be making a mistake purchasing a short lease?

Should you need a mortgage the remaining unexpired lease term may be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.

Should I be concerned by estate agents that I am dealing with are recommending an online conveyancing firm as opposed to a local Milnthorpe conveyancing firm?

As is the case with lots of professional services, often referrals from family and friends can be worth their weight in gold. But there are many players in a conveyancing transaction; estate agents, financial adviser and banks might all recommend conveyancers to choose. On occasion these solicitors might be known to one of the organisations as being good in their field, but sometimes there exists a financial incentive behind the recommendation. You have the discretion to choose your own conveyancer. Don't forget that most banks have an approved list of conveyancers you have to use for the mortgage related work in your home move.

I am hoping to put an offer on a small detached house that seems to tick a lot of boxes, at a great price which is making it all the more appealing. I have since found out that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Milnthorpe. Conveyancing advisers have are about to be instructed. Will they explain the issues?

The majority of houses in Milnthorpe are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are purchasing in Milnthorpe so you should seriously consider looking for a Milnthorpe conveyancing solicitor and be sure that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. As a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the property is part of an estate. Your solicitor should advise you fully on all the issues.

I invested in buying a garden flat in Milnthorpe, conveyancing having been completed August 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Milnthorpe with an extended lease are worth £265,000. The ground rent is £50 yearly. The lease expires on 21st October 2099

With just 75 years unexpired we estimate the price of your lease extension to span between £8,600 and £9,800 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.