Me and my partner are due to complete buying a house in Bloomsbury but as a consequence of damage from some water damage at the property I have managed to agree recompense from the current proprietors in the sum of £2k by way of a deduction in the price. I had intended this to be dealt with as part of amending the contract yet Santander are not allowing this. Why were they informed?

The conveyancer being on the Santander approved list is required to disclose to Santander of any variations to the sale price. If you prohibit your lawyer to report the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancer for your conveyancing in Bloomsbury.

Having invested time reading mumsnet.com for a high-quality solicitor in Bloomsbury, many comment that I must look for a CQS assured solicitor. What is CQS?

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 * compliance with best practice conveyancing processes via the scheme protocol the standard covers many companies who handle conveyancing in Bloomsbury.

I require fast conveyancing in Bloomsbury as I am under pressure to exchange contracts inside one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save fees and time?

If.Given you are not taking a mortgage you are at liberty not to do searches although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Bloomsbury the following are examples of issues that can arise and adversely affect market value: Enforcement Actions, Overdue Fees, Outstanding Grants, Unadopted Roads,...

I have been advised by a couple of local property agents in Bloomsbury to choose a property lawyer on your site. What’s the financial incentive for Estate Agents to recommend your lawyers over alternative conveyancing organisations?

We refuse to make any commission for pointing buyers and sellers in our direction. We thought it would be too underhand a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

Your search tool is useful but there are many lawyers listed near Bloomsbury being on the lender conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the bank approved panel?

We do not recommend specific Bloomsbury firms as the right Bloomsbury conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Bloomsbury knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..