Me and my partner are due to complete on the purchase of a house in Arley but as a consequence of wreckage from a small fire at the property I have managed to agree compensation from the seller in the sum of £2k by way of a adjustment in the price. This was going to be dealt with as part of a side agreement yet Co-operative will not agree to this. Why were they notified?

The conveyancer that is on a Co-operative conveyancing panel is duty bound to disclose to Co-operative of any variations to the sale price. If you prohibit your conveyancer to notify the reduction to Co-operative then they would have to discontinue acting for you. In addition, Co-operative and you would have to appoint a new conveyancing practitioner for your conveyancing in Arley.

As I am unsure how the conveyancing bit works what is the most important number one tip you can give me concerning purchase conveyancing in Arley?

You may not hear this from too many lawyers but conveyancing in Arley and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of room for friction between you and others involved in the legal transfer of property. For instance, the seller, selling agent and on occasion a mortgage company. Choosing a law firm for your conveyancing in Arley should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose role it is to look after your legal interests and to protect you.

Every so often a potential adversary may attempt to persuade you that it is in your interests to do things their way. For instance, the property agent may claim to be assisting by claiming that your solicitor is slow. Or your mortgage broker may tell you to do something that is against your lawyers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.

In researching consumer advice sites for a conveyancing solicitor in Arley, most say that I must instruct a CQS accredited solicitor. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing procedures through the scheme protocol It includes numerous organisations who carry out conveyancing in Arley.

I have been told that property searches are the main cause of stalling in Arley conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Searches are not likely to feature in any slowing down conveyancing in Arley.

I am looking for a flat up to £235,500 and found one close by in Arley I like with a park and station in the vicinity, however it's only got 49 remaining years left on the lease. There is not much else in Arley for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a home loan the shortness of the lease will be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.