In reading consumer advice sites for a cheap lawyer in Boston, many advise that I should instruct a CQS accredited lawyer. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's leading banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. CQS is not a scheme offered by the Council of Licensed Conveyancing. Boston is one of the numerous areas in England and Wales where there are Accredited solicitors.

Does a directory service exist listing Principality panel conveyancers in Boston on the Council of Mortgage Lender’s Website?

Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings visible online. Where you are in need of a Boston property lawyer on the Principality please make the most of our tool.

I have a mortgage with Nationwide for my property in Boston. Conveyancing was finalised some time ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?

Your original mortgage agreement with Nationwide will provide that you need their approval before renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel firm.

I am selling my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being problematic. The Boston solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?

It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Due to the advice of my in-laws I had a survey completed on a house in Boston before instructing lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some lenders tend not give a mortgage on such a house.

It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Boston. Conveyancing will be smoother if you use a solicitor in Boston especially if they are familiar with such properties in Boston.

I own a leasehold house in Boston. Conveyancing and Lloyds TSB Bank mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Boston who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Boston conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I bought a split level flat in Boston, conveyancing formalities finalised 9 years ago. Can you work out an approximate cost of a lease extension? Similar properties in Boston with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 per annum. The lease finishes on 21st October 2077

With only 52 years unexpired we estimate the price of your lease extension to range between £29,500 and £34,000 plus legals.

The suggested premium range above a general guide to costs for extending 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 a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first getting professional advice.

I have today placed an offer on a leasehold flat in Boston and the estate agent that we are dealing with suggested his solicitor. He quoted nine hundred pounds plus VAT and 3rd party costs. Does this sound steep?

Don't just go on a single estimate. You should seek like-for-like quotes for your conveyancing in Boston. Then choose one that you trust and crucially, is on the approved panel of the mortgage company that you have applied for a mortgage from.