After looking at moneysavingexpert.com for a high-quality solicitor in Belton, most advise that I must use a CQS assured solicitor. Can you explain what CQS is?

The Conveyancing Quality Scheme (CQS) provides a kitemark 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 best practice conveyancing procedures through the scheme protocol It covers numerous companies who handle conveyancing in Belton.

Me and my brother own a 4 bedroom Georgian property in Belton. Conveyancing practitioner acted for me and Halifax. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??

You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Belton and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing practitioner who conducted the purchase.

I am purchasing a new build house in Belton with a mortgage from National Westminster Bank. The developers refused to reduce the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep suggested that I not inform my solicitor about this extras as it would put at risk my mortgage with National Westminster Bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer 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.

My business partner and I are looking to take over a lease of a shop on a shopping parade. Can you recommend solicitors offering no-move-no charges for commercial conveyancing in Belton for below £2000?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Belton, including the disposal and purchase of businesses as well as simply property. If you are looking to purchase or lease a shop, pub, restaurant, office, retail premises or a whole business we will find you the right firm. Regarding the costs these will vary based on the structure and complexity of the deal. Please provide us with your contact information or phone so as to enable us to furnish you with a fixed commercial conveyancing quote.

We're new to the buying process - had an offer accepted, but the selling agent informed us that the owners will only move forward if we instruct their chosen lawyers as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer used to conveyancing in Belton

We suspect that the seller is unaware of this requirement. If they require ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Avoid the agents and go straight to the sellers and make sure they understand (a)you are serious buyers (b)you are ready to go, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you will continue to appoint your preferred Belton conveyancing firm - not the ones that will give the negotiator at the agency a referral fee or hit his conveyancing figures pre-set by HQ.