My husband and I are getting closer to an exchange on a flat in Bucklesham and my mum and dad have sent the exchange deposit to my property lawyer. I am now informed that as the deposit has been sent from someone other than me my property lawyer needs to disclose this to my mortgage company. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is not just from me. I informed the mortgage company regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?

Your property lawyer is obliged to check with lender to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.

After reviewing consumer advice sites for a cheap solicitor in Bucklesham, most say that I must instruct a CQS accredited lawyer. Can you explain what CQS is?

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 * compliance with prudent and efficient conveyancing procedures through the scheme protocol the standard includes many partnerships who execute conveyancing in Bucklesham.

I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a quick, no chain conveyancing. Bucklesham is where the house is located. Is there any advice you can give?

Flying freeholds in Bucklesham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bucklesham you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bucklesham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Am I better off to use a Bucklesham conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can carry out the legal formalities however her office is over three hundred kilometers drive away.

The benefit of a high street Bucklesham conveyancing firm is that you can attend the office to sign paperwork, present your ID and pester them where appropriate. Having local Bucklesham know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If you know people who used your friend and on the whole were happy that should outweigh using an unfamiliar Bucklesham conveyancing solicitor just because they are local.

Can you provide any top tips for leasehold conveyancing in Bucklesham with the intention of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Bucklesham can be avoided where you appoint lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the buyers’ representatives.
You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If you have the benefit of shareholding in the Management Company, you should ensure that you have the original share document. Arranging a replacement share certificate can be a time consuming process and delays many a Bucklesham conveyancing deal. If a duplicate share is necessary, you should approach the company officers or managing agents (where relevant) for this sooner rather than later. The majority of freeholders or managing agents in Bucklesham charge for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Bucklesham.

I invested in buying a 1 bedroom flat in Bucklesham, conveyancing was carried out in 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Bucklesham with a long lease are worth £181,000. The ground rent is £55 invoiced every year. The lease ceases on 21st October 2077

With just 51 years remaining on your lease the likely cost is going to span between £30,400 and £35,200 plus costs.

The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.