In looking at consumer advice sites for a recommended solicitor in Borough Green, many post that I must use a CQS kitemarked lawyer. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's biggest mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Council of Mortgage Lenders (CML). CQS is not a scheme offered by the Society for Licensed Conveyancers. Borough Green is one of the many areas in England and Wales where there are Accredited lawyers.

My wife and I buying a 4 bedroom semi-detached house in Borough Green. Our aim is to carry out a loft conversion at the house.Will the conveyancing process include enquiries to see if these alterations are permitted?

Your conveyancer should review the registered title as conveyancing in Borough Green will on occasion reveal restrictions in the title documents which prevent certain changes or necessitated the consent of a 3rd party. Certain works call for local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor before you commit yourself to a purchase.

I'm the only beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Borough Green. Conveyancing formalities meant that the Land Registry date was in . I now wish to sell up. I do know about the CML 6 month 'rule', which means that my property ownership could be treated the same way as though I had purchased the property in . Do I have to wait 6 months to sell?

The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Some lenders would take a sensible view as this provision principally exists to capture subsales or the quick reselling of property.

Last month we had a mortgage agreed in principle with . Borough Green conveyancing lawyers were appointed. What is the average time that one could expect to receive a mortgage offer from ?

There is no definitive answer here. Have conducted the survey? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

Will commercial conveyancing searches reveal planned roadworks that may affect a commercial estate in Borough Green?

Many commercial conveyancing solicitors in Borough Green will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Borough Green. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Borough Green.

For each commercial conveyancing transaction in Borough Green it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Borough Green commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Borough Green.

I'm buying my first flat in Borough Green with a loan from . The builders would not move on the price so I negotiated £7000 of extras instead. The sale representative advised me not disclose to my solicitor about the side-deal as it may jeopardize my mortgage with the 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.

Me and my partner are purchasing a leasehold property in Borough Green. Conveyancing quotes are coming in at around £1700. Is that in the right ballpark?

The average fee last year for conveyancing in Borough Green was £1,500 excluding Stamp Duty and HM Land Registry charges.